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Home My WebLink AboutCOM 0575.000 1996-1998 ;,y..~~ t~~M cY•• William G. Davis Managing Director Stephen K. Yamashiro • Mayor r.. - - ~ - Henry Cho •i'•. ~r Deputy Managing Director 7h'a'w•~ ~ _ ft~~ixntg of ~ttfuttii ~ _ 25 Aupuni Strezt, Zoom 215 Hilo, Hawaii 96720-4252 (808) 961-~~ V i~; (~OQj 9B1-~i5.53.. - : ~ KONA: 755706 Kuakini Highway, Suite t03 • Kailua-Kona, Hawaii 96740 (808)329-5226 • Fax (808)326-5663 November 4, 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 97-12) Applicant: Randi Wilson Request: A-Sa to FA-la Tax Man Kev: 7-3-53:49 As required by Chapter 4, Sec. 5-43(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. ince ly, 1 1L ~ n • `J~~~il~l _ n Stephen K. Yamashiro ~D"' Mayor LWi1so01.MAY Enclosures cc: Planning Commission REZ 97-12 r , . tb~rn. Dla S 7.S V~ 1997 - ~r ~tr osy.. Stephen IG Yamaehiro Mayor ~II1tltf}~J II~ £1ltCtt PLANNING COMMISSION 25 AupuN Stcee4 Roam 109 • Hilo, Hawail %720-1252 (BOB) %7-8288 • Fax (808) %1-%18 R;OV 0 4 1997 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni S[reet Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 97-12) Applicant: Randi Wilson Request: A-Sa to FA-la Tax Man, K~~~ 7-3-53.49 The Planning Commission, after a duly held public hearing on October 24, 1997, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 2.095 acres of land from Agricultural (A-Sa) to Family Agricultural (FA-la). The property is located on the easterly end of Hamanamana Street between Keahole View and Kalaoa View Subdivisions at Hamanamana, North 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 such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in [he County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 The Change of Zone request from Agricultural-5 acres (A-Sa) to Family Agricultural-1 acre (FA-la) zoned district will conform to the following goals, policies and standards of the General Plan Land Use and Agricultural 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 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. Agricultural o The compatibility of agricultural and non-agricultural uses should be carefully reviewed and where appropriate, buffers required. o Rural-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. o Protect and encourage the intensive utilization of the County's important agricultural lands. o The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. o Agricultural land shall be used as one form of open space or green belt. While the potential for intensive and/or extensive agricultural uses may exist, the soils within the project area 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 dark brown, extremely stony peat about 3 inches thick. Permeability is moderately 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 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 citrus fruits. Due to the shallow, rocky soils and grid climate, the soils are suitable for mainly pasture. Soils within the subject property have been classified as "E" (Very Poor) for agricultural productivity by the Land Study Bureau's Detailed Land Classification System. Finally, soils within the subject property are unclassified by the ALISH system. The requested FA-la zoning is consistent with the recommendation of the Kona Regional Plan. The reclassification of this 2.095 acre parcel from Agricultural-5 acre (A-Sa) to a Family Agricultural-1 acre (A-la) zoned district will not be detrimental to the area. The 1-acre lot sizes will provide opportunities for residents who wish [o pursue limited agricultural activities, but are not able to commit to the financial or labor demands. The adjacent lands immediately to the north of the property are zoned A-Sa. Further to the north is White Hat Development lands zoned RS-7.5 and planned for 10,000 to 15,000 square foot lots. Adjacent to the east is the Kalaoa View Estates which is zoned A-Sa but consists of 10,000+ square foot lots with single-family residences. To the west is the adjacent Keahole View Subdivision zoned A-la and 1-acre lots. Kona Coastview, a 286 lot subdivision, and Kona Highlands, a 365 lot subdivision, are adjacent to the subject property and situated within the State Land Use Urban District and are zoned Agricultural (A-Sa) by the County. However, these subdivisions are essentially non-conforming residential sized lots ranging between 8,000 to 20,000 square feet. Therefore, a favorable recommendation of this change of zone request will be consistent with the surrounding land use pattern already established within this district. Access to the subject property is from Hamanamana Street. Water for the proposed subdivision development will be provided by the existing County's North Kona Water System. The applicant would be required to install water system improvements meeting with the approval of the Department of Water Supply. 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. All other essential utilities and services are or will be made available to support the proposed development. An archaeological study was not conducted on the subject property. Due to extensive alteration of the project site by previous bulldozing activities, significant historical sites or features and the presence of endangered species of plants or animals are not anticipated to be located within the subject property. Nevertheless, a condition will be included to require the notification of the Planning Department should Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 archaeological sites be encountered during the course of development. Should significant historical sites be located within the subject property, an archaeological preservation mitigation plan shall be submitted for review and approval by the Department of Land and Natural Resources-Historic Preservation Division (DLNR-HPD) prior to the issuance of Final Subdivision Approval or any land alteration activities. Based on the above findings, approval of the Change of Zone request from Agricultural-5 acres (A-Sa) to Family Agricultural-1 acre (FA-la) zoned district would result in an appropriate land use pattern that will further the public necessity and convenience and the general welfare. For your favorable consideration, an amendment to Section 25-8-3, the North 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 LWi1so02.PC Enclosures cc: Mr. Dennis Haserot Randi Wilson Department of Public Works Department of Water Supply West Hawaii Office Department of Land & Natural Resources Kazu Hayashida, Director/DOT-Highways, Honolulu B W i1so01. emm-09/ 17/97 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT RANDI WILSON CHANGE OF ZONE APPLICATION tIZZ 97-12) RANDI WILSON has submitted an application for a Change of Zone by changing the district classification from Agricultural (A-Sa) to Family Agricultural (FA-la), for 2.095 acres of land. The property is located on the easterly end of Hamanamana Street between Keahole View and Kalaoa View Subdivisions at Hamanamana, North Kona, Hawaii, TMK: 7-3-53:49. (:F.NF.RAL. INFORMATION 1. Landowner: Randi Wilson is the fee owner of the subject property. PROPOSED DEVELOPMENT 2. Request: The applicant is requesting thy: tand use changes to allow the development of two (2) lots. 3. Objectives: "The applicant wishes to change the existing A-Sa zoning to FA-la. She intends to develop the parcel into two 1-acre lots for use as residential homesites." 4. Supportive information: In support of the request, the applicant has submitted the following: (See Exhibit A -Change of Zone Application dated February 18, 1997) RF.i.ATED INFORMATION 5. Resolution No. 414 92 - On February 19, 1992, the County Council adopted Resolution No. 414 92 to authorize the exemption of the proposed Kalaoa View Estate Project on TMK: 7-3-3:12 from certain zoning, subdivision, and roadway codes and requirements, pursuant to Chapters 201E-201 and 201E-210 of the Hawaii Revised Statutes. This allowed the parcel to be subdivided into (56) 10,000 square foot affordable house lots. The present application for TMK: 7-3-53:49 is one of the parcels that was created by this subdivision. CTATE .AND COUNTY Pi.~NS 6. SLU: Agricultural (ATTACHPRENT TO C-575/BILL 167) i 7. Hawaii State Plan Consistency: Economic and Housing objectives and policies. 8. General Plan Consistency: Economic and Land Use Elements' goals, policies and courses of action for North Kona. 9. General Plan LUPAG Map: Urban Expansion, which allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. 10. Kona Regional Plan: The Kona Regional Plan adopted by the Planning Commission in April 1984, designates the area for Residential-4 units/acre (RES 4). 11. Keahole to Kailua (K to K) Development Plan: Residential Expansion. The K to K Plan was adopted by the County Council by Resolution on April 3, 1991. The Plan was adopted as a guide to be utilized in the development of infrastructure and land uses in the region. 12. Zoning: Agricultural (A-Sa). 13. SMA: The property is not situated within the Special Management Area (SMA) boundary. 14. Resolution No. 20 97: On January 22, 1997, the County Council adopted Resolution No. 20 97, which supports the County's proposal to conduct a Comprehensive Traffic Plan for the Kalaoa area. The proposed plan would include identifying the necessary infrastructural improvements for the area relating to traffic, traffic safety, water, fire protection, parks and civil defense. (See Exhibit B -Resolution No. 20 97) r.FCr'uip'rION OF PROPERTY AND SLiRROU1vDIN = RF.A 15. Subject Property: The subject property is a rectangular shaped lot. The land has been recently graded. 16. Soil Conservation Service Soil Survey Report: The soils within the project area 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 dark -2- brown, extremely stony peat about 3 inches thick. Permeability is moderately 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 arid climate, the soils are suitable for mainly pasture. 17. ALISH System: Unclassified. 18. Land Study Bureau's Detailed Land Classification System: Soils within the subject property are classified as "E" (Very Poor) for agricultural productivity. 19. Fauna: No native fauna were observed on the site. 20. Flora: No rare, threatened or endangered species are present on the parcel. 21. Archaeological Resources: Due to the extensive alteration of the subject property by previous and recent bulldozing activities, significant historical sites or features and the presence of endangered species of plants or animals are not anticipated to be located within the subject property. Nevertheless, a condition will be included to require the notification of the Planning Department should archaeological sites be encountered during the course of development. 22. FIRM: The subject property is located within Zone X, areas determined to be outside the 500-year flood plain. 23. Surrounding Land UseslZoning: The adjacent lands immediately to the north of the property are zoned A-Sa. Further to the north is White Hat Development lands zoned RS-7.5 and planned for 10,000 to 15,000 square foot lots. Adjacent to the east is the Kalaoa View Estates which is zoned A-Sa but consists of 10,000+ square foot lots with single-family residences. To the west is the adjacent Keahole View Subdivision zoned A-la and 1-acre lots. Kona Coastview, a 286 lot subdivision, and Kona Highlands, a 365 lot subdivision are adjacent to the subject property and situated within the State land Use Urban District and are zoned Agricultural (A-Sa) by the County. However, these subdivisions are essentially non-conforming residential sized lots ranging between 8,000 to 20,000 square feet. -3- 24. Previous Land Use Approvals: In February, 1985 at the request of the Planning Department, the State Land Use Commission reclassified several non-conforming residential subdivisions into the Urban District. The following subdivisions were included in the reclassification action: Kona Palisades Estates, Kona Highlands, Kona Wonder View Lots, Kona Coastview, Kona Heights and Aloha Kona. With the exception of the Kona Heights and Aloha Kona Subdivisions, all of the above-mentioned subdivisions are adjacent to or within close proximity of the subject area. In recent years a number of similar request for a State Land Use Boundary Amendment to Urban District and Change of Zone to Single Family Residential zoned district were approved within the vicinity of the subject property. The affected parcels include Tax Map Keys 7-3-5:12, 85, 86, 87 and 88. P .I FA ILIT TfI IT S 25. Roadway: Access to the property is from Hamanamana Street within the Keahole View Estates Subdivision, which is located along the property's western boundary. Hamanamana Street has a 50-foot wide right-of--way with 20-foot wide pavement with paved shoulders and swales. 26. Water: According to the Department of Water Supply, water is available from an existing 6-inch waterline along Hamanamana Street fronting the subject property. In addition, the applicant submitted a water commitment deposit with the Department of Water Supply on October 2, 1997. 27. Wastewater: According to the Department of Health, the subject lot is located in the Critical Wastewater Disposal area where cesspools are not allowed. Any development would require all wastewater be disposed of into a Septic Tank System. AGENCIES' COMMENTS 28. Real Property Tax Division (August 28, 1997 Memo): "Current Real Property taxes are paid through June 30, 1998." 29. State Department of Transportation (August 29, 1997 Letter): "Thank you for your transmittal of August 19, 1997, requesting our review of the subject application. -4- "The proposed project will not impact the State highway system. "Thank you for the opportunity to comment. " 30. Fire Department (August 26, 1997 Memo): "We have no comments on the above-referenced Change of Zone Application." 31. State Department of Health (August 28, 1997 Memo): "The subject lots are located in the Critical Wastewater Disposal Area where cesspools are not allowed. Any development on these lots would require all wastewater be disposed into a Septic Tank System. "Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run-offs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, 'Underground Injection Control. 32. Police Department (September 8, 1997 Memo): "We have reviewed the application for a change of zone and do not believe the request will negatively impact traffic safety or police services in the area." 33. Department of Land and Natural Resources (September 24, 1997 Letter): "Thank you for the opportunity to review the subject Change of Zone Application. "The Department of Land and Natural Resources has no comments to offer on the subject matter at this time." 34. Department of Water Supply: (See Exhibit C -September 10, 1997 and October 2, 1997 Letters) 35. Department of Public Works: (See Exhibit D -September 18, 1997 Memo) A EN - NO F, PON E 36. HELCO PUBLIC COMMENTS 37. The Department has not received any objections from the general public or adjacent landowners. -5- COUNTY OF HA~VMI - ~ PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT: Randi Wilson""~ ~J~, APPLICANT'S SIGNATURE: l~flt~t, r'il~ I~Lldri, DATE: o~ -IB -9'7 ADDRESS: P.O. Boz 382 Kailua Kona HI 96745 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: PHONE: (Bus.) (Res.) 325-7215 (Fax) LANDOWNER(S): Randi Wilson LANDOWNER SIGNATURE(S): I`~L)yytCU. Gt~l.Q9erl~ DATE: oZ - I S ~J (May be by letter) ` LANDOWNER(S) ADDRESS: Same as above REQUEST: A-Sa TO FA-la (Existing zoning) (Proposed Zoning) TAX MAP KEY: 7-3-53:49 STREET ADDRESS OF PROPERTY: Hamanamana SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 2.0 ACRES AGENT: DENNIS AASEROT ADDRESS: P.O. BOX 6251. KAMUELA. Hi 96743 TELEPHONE:(Bus.) 885-2148 (Res.) 885-0874 (Fax) 885-2148 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: AGENT COPIES: APPLICANT (See Instmctions on Reverse Side) ~~H'[~~~ r I • TRUE NORTH SCALES I INCI/ 500 FfE7 I - M A M A l A H O A H/ C ~ Aa,,,;o y rO ~'v,m.e A r `1 A W / I L T R A O y 1.1 ~~1 h /y W _ ~ ; Q ~ ' > V = ~ O _ ~ 1 O ~ C e r~ C i t 1 _ < t r k k ~ ~ , SUBJECT PARCEL , 0 r 0 ~ ` ~ yO~ `l ~.vj2 o O~W l W ='s v, 1 OOy - ; m~ Z tt? o o I R I ~ _ Y ~1 ~1 1) 1~ ~A „ 1 ylCINITY MAP I SCALE: ~ INCH ~ S00 fEET ~ ~ Randi Wilson TMK: 7-03-53:49 APPLICATION FOR CHANGE OF ZONE CONTENTS LOCATION MAP BACKGROUND • Existing Zoning • Parcel sire • Objectives • Description of site • StateiCounty plans • General Plan conformity • Surrounding zoning and land uses • Flood Insurance Rate Map • Archeological resources • Floral and faunal resources • Access • Utilities PLOT PLAN COUNTY ENVIIZONMENTAL REPORT • Introduction • Methodology • General Site Description • Floral,Faunal and Ecosystems: Existing Conditions • Floral,Faunal and Ecosystems: Impacts and Mitigation Measures • Drainage: Existing conditions • Drainage: /mpacts and Mitigation Measures • Lava Flow and Earthquake Hazards: Existing Conditions • Lava Flow and Earthquake Hazards: Impacts and Mitigation Measures • Air Quality and Noise: Existing Conditions • Air Quality and Noise: Impacts and Mitigation Measures • Scenic Resources: Existing Conditions • Scenic Resources: Impacts and Mitigation.Measures • Socioeconomic: Existing Conditions • Socioeconomic: Impacts and Mitigation Measures • Neighbirhood Character: Existing Conditions • Neighbirhood Character: Impacts and Mitigation Measures • Archaeological and Historic Sites: Existing Conditions, Impacts and Mitigation Measures • Public Facilities and Services: Existing Conditions • Public Facilities and Services: Impacts and Mitigation Measures • Conclusions • References ~ r Randi Wilson TMK: 7-03-53:49 APPLICATION FOR CHANGE OF ZONE BACKGROUND: Existing_zonin¢: A-Sa. Parcel size: 2.095 acres Objectives: The applicant wishes to change the existing A-Sa zoning to FA-la. She intends to develop the parcel into two I-acre lots for use as residential homesites. Description of site: The parcel is located makai of Kalaoa View subdivision and north of Kona Highlands subdivision. The parcel is steeply sloping and has been recently grubbed and graded for two house pads. Access is from the makai side of the parcel over Hamanamana Street State/Coun plans: The General Plan designation shown on the LUPAG map for the subject is Urban Expansion which "allows for a mix of high density, medium density, and low density" uses. General Plan conformity: The proposed rezoning is in conformance with the Hawaii County General Plan as outlined in: SECTION 4 -GOALS, POLICIES AND STANDARDS M. LAND USE (5) SINGLE FAMILY RESIDENTIAL Through cazeful examination and analysis of the present situation, the following goals, policies, and standazds are set forth to guide the orderly development of single family residential azeas in the interest of the residents of the County of Hawaii. ~ r GOALS • To maximize choices of single family residential lots and/or housing for residents of the County. • To ensure compatible uses within and adjacent to single family residential zoned areas. • To provide single family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. POLICIES • Rural style residential agricultural developments, such as new small scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. • The County shall review and amend if necessary land use ordinances and codes to include considerations for rural style residential subdivisions in appropriate locations. Standards and criteria for the establishment of these areas shall be developed. STANDARDS • Areas shall have basic improvements and amenities necessary for immediate use. • Areas shall be limited to low density and medium density residential uses Surroundin zg oning and land uses: Zoning designation to the north is A-Sa, to the west is A-la: to the South is A-Sa with actual density of 8,000 s.f residential lots, and to the east is RS 10. Flood Insurance Rate Map Desi nagn tion: The property is designated "x" on the FIRM maps. Archaeological resources: The property has been extensively graded, leaving no possibility of archaeological remains. Floral and faunal resources: No impact on native species or habitat is expected to result from the rezoning or subsequent activities on the site. See attached County Environmental Report. Access: Access to the parcel is through Keahole View subdivision on Hamanamana Street. Utilities: Water, telephone, and electric power are available on Hamanamana Street. Sewage disposal will be as approved by the Department of Health. I \ ,yam - i _ a ~ ~ r ~ ` 1 Y O. J I a 1\ ~ts I ~ 1 N W N ~a A I N O I 1 Y N ~ r s••• n• i~n •l r 7 V I W n,~•w e~ etor ie o .o ~e~i ee J r •ly I '~t ~ ~ \r •~I ::l •~7 (r r i ~ / _ 4 :r~Fie g 0 i• J l 5 ~ 0 Y~ ~ ~ v O M _ @~'~I,S - Ifi i ~ i r r n .~o r r • ~ " ° o 0 2 E a n, ~ ~ d ~ o F m a 1 ~ m S e c v`i 3 2 2 e0 n o o Y o- ` W~ g C Z O O ~ 0 2 i `pp.A . y_ S C7 N U o_ M) Y Y OIr 1 Y M pN N 0~ EOO as 2 q~ a C o ~ O o = U ° 1 z c d e o o O a Y a N i 9~ U O n ' y o _ _ y O •M a C ~ m u r U j ~ ~ F „ ~ , . ~aas}g eueuteueuieg ~ ' ~ o i ~ Y: a Y ~ N i 1 ~ - ~~ll z N u 4 t i ~ / u e~.i, _ . a ~ _ 1/ . o Y j $ ;tj ~ ~ o Y N e ~ o nE x ~ IJ IA/ IJ o VJ 1~ I~ ;~1 11 F ~ ~ i ; ~ ~ 'j~ Y~ tj it X B is {t < < ENVIRONMENTAL REVIEW CHANGE OF ZONE REQUEST FOR TMK 7-3-53:49 HAMANAMANA, NORTH KONA, HAWAII by Ron Terry, Ph.D. Februazy 1997 Introduction This Environmental Review (ER) was developed as supporting material for a change of zone request submitted to the Hawaii County Planning Department at the request of Dennis Haserot. The rezoning applies to a 2.0-acre pazcel currently zoned A-Sa (Agriculture, minimum lot size 5 acres). The property takes access from Hamanamana Street in - Hamanamana Qust north of Kalaoa), approximately 1,600 feet makai of the Mamalahoa Highway (State Highway 190). The property is bordered by residences and vacant residential and agricultural lots. The landowner is Randy Wilson. The requested change of zone is from A-Sa to A-la. This would allow subdivision of the parcel into two lots. Methodology Methodology included field survey and examination of published records related to the. environmental conditions on the site. A field survey of the property was conducted on 14 January 1997. The primazy objective was to determine whether any rare or endangered species, or habitat for such species, were present on the parcels. A secondary objective was to characterize the general vegetation type or cover present. The final objective was to identify any other sensitive environmental conditions or potential impacts. Because the property was almost entirely graded with virtually no vegetation, the length of the property was walked only once, which allowed full visual surveillance of the entire property. Records, maps and publications examined included the zoning maps, pazcel maps and records, State Land Use District Maps, and Flood Insurance Rate Maps (FIRM) maintained at the Hawaii County Planning and Public Works Departments. Published sources included the Atlas of Hawaii (2nd ed.), the Manual of Flowering Plants of Hawaii, the Rainfall Atlas of Hawaii, the United States Geological Survey (USGS) topographical map Kailua (1:24,000 scale), the U.S. Soil Conservation Service's Soil Survey of Island of Hawaii, the USGS publication Volcanic and Seismic Hazards on the Island of Hawaii, and the 1990 U.S. Census of Population. The References section at the end of this report supplies full references for all published material. ~ ~ General Site Description Elevation is approximately 1,480 feet above mean sea level. Slopes on the property are moderate to steep, except for two freshly graded bulldozed housesite pads on the northern and southern ends of the parcel. Annual rainfall is approximately 65 inches. Soil is classified as Kaimu extremely stony peat, a common soil in lowland Kona. This thin, well-drained organic soil forms over `a`a lava on Mauna Loa. The soil is appropriate for pasture, macadamia nuts, papaya, and citrus fruits. Permeability is moderately rapid, runoff is slow, and erosion hazard is slight. Flora, Fauna and Ecosystems: Existing Conditions The original vegetation of the property was probably long ago lost to disturbance because of farming and ranching activities. Based on rainfall and geologic substrate, the area probably supported a Lowland Mesic Forest (Gagne and Cuddihy 1990), with `ohi`a (Metrosideros - polvmorpha) and lama (Diospyros sandwicensis) as co-dominants. More recently, kukui (Aleurites moluccana) an Christmas berry (Schinus terebinthifolius) have come to dominate such areas. The lot was recently graded, leaving no trace of the original vegetation except around the edges of the parcels, where a few remnant individuals of molasses grass (Melinis minutiflora), vervain (Stachytarpheta jamaicensis), and morning glory (Ioomoea congesta, a presumed indigenous plant), fountain grass (Pennisetum setaceum), and castor bean (Ricinus communis) are present. The parcel supports no native fauna or habitat for such fauna. Flora, Fauna and Ecosystems: /mpacts and Mitigation Measures No rare, threatened or endangered species as listed by the U.S. Fish and Wildlife Service are present on the parcel, nor are there unique or valuable wildlife habitats. No impact on native species or habitat is expected to result from the rezoning or subsequent activities on the site. Drainage: Existing Conditions No permanent or intermittent streams appear on maps of the parcel, and no evidence of watercourses or gullies was present in the reconnaissance. The Flood Insurance Rate Maps for the area (No panel printed) classify the entire parcel and surrounding areas as Zone X, which are identified in the community flood insurance study as areas of moderate or minimal hazard from the principal source of flood in the area. Drainage: Impacts and Mitigation Measures The parcel does not appear prone to flooding or likely to produce extraordinary quantities of runoff onto adjacent areas. For any property undergoing intensification of use, flooding can also be generated onsite because of an increase in runoff potential from rain falling on more impermeable surfaces. Mitigation for such impacts is achieved by engineering and Environmental Report, TMK 7-3-53:49 Page Z . ~ ~ employing a system of gutters, storm drains, drywells and related structures to ensure that all runoff is contained onsite. This is a requirement of the County of Hawaii as pazt of the rezoning and subdivision process, and it is expected that during the review process appropriate mitigation measures will be developed. Based on expected mitigation measures, no net impact to the applicant's or neighboring property or any areas downstream would result from the proposed project. Lava Flow and Earthquake Hazards: Existing Conditions The entire Big Island is subject to geologic hazards, especially lava flows and earthquakes. The United States Geological Survey (USGS) classifies the area, which is on the slopes of the dormant volcano Hualalai, as Lava Flow Hazard Zone 4, on a scale of ascending risk 9 to 1. Less than 15 percent of the ground surface within Zone 4 has been covered by lava within the last 750 yeazs. _ The entire island of Hawaii is in Zone 3 on a scale of ascending risk 1 to 4 in the Seismic Probability Rating. Major damage corresponding to a score of 7 or above on the Modified Mercalli Scale is possible. Lava Flow and Earthquake Hazards: Impacts and Mitigation Measures No adverse impacts related to geological hazards is expected to result directly or indirectly from the proposed rezoning. Air Quality and Noise: Existing Conditions - Air quality in the project area is currently mostly affected by emissions from motor vehicles and natural sources. Volcanic emissions of sulfur dioxide convert into particulate sulfate which causes a volcanic haze (vog) to blanket the azea, a consistent problem in Kona. Motor vehicles on Mamalahoa Highway and adjacent roads and homes emit CO, nitrogen oxides and hydrocarbons (an ozone precursor), as well as smaller amounts of other pollutants. Noise is generated on-site by residential and agricultural activities and off-site by similaz activities and subdivision roads. Because the parcel is adjacent to a number of residences, noise levels are moderate on the site. Air Quality and Noise.• Impacts and Mitigation Measures The proposed rezoning would result in a very slight increase in the density of residential activities in the neighborhood and would thus generate additional air pollution and noise. The increase in both would be negligible in the context of the existing environment, and merit no special mitigation measures. Environmental Repan, TMK 7-3-53:49 Page 3 ' ~ Scenic Resources: Existing Conditions The view from the parcel is of the coastline and is muted by atmospheric haze. The only views potentially affected by development associated with the rezoning would be those of the residences just mauka, which aze elevated considerably. No views specifically cited in the Hawaii County General Plan Support Document are pazt of the scenery or viewshed of [he property. Scenic Resources: Impacts and Mitigation Measures The proposed rezoning is unlikely to adversely affect scenic views. The new lots proposed are within an azea of existing homes. Homes and lots mauka of the subject property are elevated sufficiently that little if any interference with coastal views would result. Socioeconomic: Existing Conditions _ The following table presents recent and historic population data for Hawaii County and the North and South Kona Districts. Table 1 Population Growth in Kona, 1970-1990 District/Period 1970 1980 1990 % Growth North Kona 4832 13,898 22,284 361 South Kona 4004 5809 7658 9l Hawaii County 64,468 92,053 120,317 87% Sources: .S. ureau of the Census: "1990 Census of Population. General opulation Characteristics," 1990 CP-t- l3; Hawaii County Data Book. The population of Kona has grown steadily since 1965 as a result of the expanding visitor industry in West Hawaii, which has a large and growing share of the visitors to the island and consequently the de facto population. At any given time, up to one-fourth of those present in Kona aze visitors. The combination of expanding resident and visitor populations has increased traffic in all of West Hawaii. Major roadways in Kona have experienced an approximate tripling in average daily traffic between 1984-and 1996 (Source: State DOT Planning Branch traffic counts). The ethnic composition of the North and South Kona Districts at the time of the 1990 U.S. Census was as follows: Caucasian: 54.6 percent; Hawaiian: 18.6 percent; Japanese 13.6 percent; Filipino: 8.3 percent; Other: 5.3 percent. This distribution illustrates a multicultural community with no distinct minority groups ,although Caucasians aze an expanding majority (Source: U.S. Census Data: Table 6, "1990 Census of Population. General Population Characteristics," 1990 CP-1-13) Environmental Report, TMK 7-3-53:49 Page 4 ~ i \ Socioeconomic: Impacts and Mitigation Measures The proposed improvements would lead to an addition of one new house site. The magnitude of this addition is not obviously negligible, especially considering the current size and rate of change of the population in North Kona. Neighborhood Character: Existing Conditions The properties surrounding the azea aze residential and agricultural. Kalaoa View Estates, just upslope, is a recent subdivision of affordable homes. Zoning there is RS-7.5 (Residential, minimum lot size 7,500 sf). Adjacent zoning is Unplanned and Al-a (Agricultural, minimum lot size 1 acre). Neighborhood Character: Impacts and Mitigation Measures Because adjacent areas have land uses and densities similar to those being proposed through this rezoning request, there would be little impact to the character of the neighborhood. Archaeology and Historic Sites: Existing Conditions, Impacts and Mitigation Measures No historic sites or archaeological features are present within the pazcel, which was recently graded. Because no resources are likely present, no impact is expected to result from the rezoning. Public Facilities and Services: Existing Conditions Access to the site is provided via Hamanamana Street. All necessary utilities are available onsite. Wastewater treatment is via septic tank. Public Facilities and Services: Impacts and Mitigation Measures No appreciable impact to any public service or utility is expected as a result of the rezoning. Conclusions No substantial adverse environmental effects to are to be expected from the rezoning. Mitigation measures will be necessazy to avoid drainage impacts. These will be developed as part of County-approved drainage plans, which should produce no net adverse impacu and potentially beneficial drainage impacts. Environmental Report, TMK 7-3-53:49 Page S r ~ REFERENCES Furumoto, A.S., N.N. Nielsen, and W.R. Phillips. 1973. A Study of Past Earthquakes, Isoseismic Zones of Intensity, and Recommended Zones for Structural Design for Hmvaii. Honolulu: Hawaii Institute of Geophysics. Gagne, W., and L. Cuddihy. 1990. "Vegetation," pp. 45-114 in W.L. Wagner, D.R. Herbst. and S.H. Sohmer, eds., Manual of the Flowering Plants of Hawaii. 2 vols. Honolulu: University of Hawaii Press. Giambelucca, T.W., Nullet, M.A., and T.A. Schroeder. 1986. Rainfall Atlas of Hawaii. Honolulu: Hawaii Department of Land and Natural Resources. Hawaii County Department of Public Works. 1970. Storm Drainage Standards. Hilo. Hawaii County Planning Department. 1989. General Plan, County of Hawaii. Hilo. Heliker, C. 1990. Volcanic and Seismic Hazards on the Island of Hawaii. Washington: U.S. GPO. U.S. Bureau of the Census. 1991. 1990 Census of Population, General Population Characteristics. 1990 CP-1-13. Washington: GPO (portions electronically republished in Hawaii Data Disc. 1973. CD-ROM. Honolulu: Hawaii State Department of Business, Economic Development and Tourism. U.S. Soil Conservation Service. 1973. Soil Survey of Island of Hawaii, State of Kawaii. Washington: U.S.D.A. Environmental Report, TMK 7-3-53:49 Page 6 ` ~QU~! (OF HI1WAtll ~TAT1= uF MAV1f~111 RESOLUTION N0. ~ ~ 9 ~ ,1 1t.1;5OLU'fIOIV ItLLA'1•ING'I'O A CUI4I1'ILl.ll);NSIVC PLAN IrOR TIIC ICALAOA Aiti,A ()1' NOII'I'lI ICUNA WElE1tEA5, the ICalaua [uca ufNorth IConn is one of ilte fastest growing residential conunuuities uu the isl[md of Iiawaii mt[1 is today ilte cenlcr of the single largest residential cuuunwtity iu [[ll of Nest Il:avuii; nud WIlI:1LL•'AS, alLltougft the ucigltborhoods making up ttte Kalaoa uunuuuttity arc siluatcd between regional artcliul highways, they arc served by n single cotulcctor toad and lack iutcr- cuuncuting streets, public wafer iu celYaiu ucigltborhouds, lire protection altd park Cucilities; turd ~Vl1L•RI:AS, the l;oas of Ute Ge»eral I'lall rue to encourage the provision of public facilities thus effectively service conununity needs and seeks ways of improving public service iluouglt bcller and nture functiauil liicilities which tu'e in keeping with the ettvirotunental and aeslhclic couccrtts of the comnumity; ensure that adequate, e(I'icieut and dependable public utility services will be av[tilable to users; provide a wide variety of recreatiouul upportunilies fur the resi~.JenLS turd visitors ul• the Courtly; altd provide a systctu of thoroughfares twd streets fur the safe, eflicicut :utd conil'urtable utuvenleut of people [old goods between altd within tllc v[uiuus sections of the County; turd W h1L1LL'AS, the Council of iltc County of Hawaii finds that it is in the best interest of the gcueral public to plan for intcrcotnlectiun ufthe residential uvnunturities of Kahan, which includes the subdivisions of Kara Acres, Kona I'nlisades Estates, Kuna L`u[tstview, Ko»a ~Vunderview, ICoun Higlilaltds and wtdcveloped lands betwccu thew; attd W I ILItEA5, a plnl 1i lg progratu for the ICalaon [trey should iucludc studies to identify lire ncees:;ary iufraslruuture impruventeuts fur U•affic, traffic safely, water, fire protection, purlcs, and. civil dcfellse which would provide, facilitate, or increase infrastructure iruprovetncuts mld public services 1•or ifs nlau~resiti[;uts;-and WIIEItEA5, the Council recognizes that it is necessary for representatives of various neigltbu[•ltouds and the owners of the wtdcveloped lmtd behveen them w be fully iuvolvcd iu this plaluting program alld that their input be car•ei'ully causiciercd. NOW, TIiL'1t1ihUltE, ]3G IT RESOLVED by the Coturcil of the Cowtty of Hawaii that it request thut_the ivlnyur, tluough the Ylalming Dircclor, to initiate a co»tprehettsive plan to iuterlinh ?ud cnhanuc LhC UGtlllilallll}' of IC[tlaoa tluough publicly alld prlvatcly ftuldud iutproi~entc»ts, and estatlish un advisory colrur,ittce of repres_entatlves from the various tteiglrburhoods to t;utuc turd ras[st u~ platunnK the following; ~)CHt~1'Y . rT• 1. A contpr~ .nsivc traffic plan, including ail propo, cross cotutections, which ° shall safely turd internally cottncct the subdivisions of Koua Acres attd Kona Palisades wiUt Kana Coaslvicw, Kuna Wonderview and Kona Highlands throu~lt r the undeveloped properties lying between thetn. Tltis may include encouraging l those properly owcters to develop those properties in a timely tnattner. 2. Improvements to Mtuualaltoa Highway wiUl Ute appropriate ttunhlg lanes. 3. The selection of appropriate locations for a volunteer fire station and one or more neighborhood or community parks. h. Water uticastntcttue improvements, which may include water improvement districts for Kona Coastview mtd Kona Wonderview. I3E IT FURTHL'R RESOLVED that the Clerk of the County of Hawaii transmit copies of Utis resolution to the Honorable Stephen Yaznashiro, Mayor of the County of Hawaii; the Honorable Y.evin Balog, Cbainnan of the Platuting Conunission; turd Ms. Virginia Goldstein, Ylatuting Director. Dated at I~Iilo, Hawaii this 22cu3 day of _ January 1997. , INT ODUCED Y: ~ r CO C1L EMBER, CO TY OF HAWAII COUNTY COUNCIL tLOLL CALL VOTE County of IIawaii AYES NOES ADS E?~ IIilo, IIa~vaii AIw;,U,~ R cttuxc R I ItetrUr certify that tDe furrgoing ItA:SOLUTION vas 4y tDe u:tT11E.~u-TODD cote iadicntad to the right hereof adopted try the COUNCIL of the anv X County of Ilarvaii on ,icvu,~ry 22 1997 X nevnot.DS X A'1"i"EST: snrvTnncer.o X spurn X - / vnconc X 9 0 _U 0 ~ Reference - - CU NTY C EI~~Cj~~n~ ,g~ y~51LlNG OFFICER RESOLUTION NO. c~.. CI I / l ~1 0~ MNC9 li - ~ '~,r DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII ~~~H~rN~~.O 26 AUPU NI STREET HILO. HAWAII 96720 TELEPHONE (808) xX6~n~h F A X (808y~A°Bx~®~6 961-8660 961-8657 September 10. 1997 - Randi Wilson P.O. Box 382 Kailua-Kona, HI 96745 CHANGE OF ZONE APPLICATION N0. 97-012 TAX MAP KEY 7-3-053:049 This application request was forwarded by the Planning Department to this office for our review. Based on the prevailing water situation in the area, water can be made available by extending an existing 6-inch waterline along Hamanamana Street by approximately 150 feet. As you may be aware, the adjacent land owners are proposing to extend the waterline from Hamanamana Street through your property via an easement to provide water service to their planned developments. Service laterals to accommodate a 5/8-inch meter for each proposed lot must be installed. The proposed change of zone will also require installation of a fire hydrant that is within 300 feet of the center of each of the proposed subdivided lots. Pursuant to the Department's "Water Commitment Guidelines Policy," a copy of which is being forwarded to the applicant, a water commitment may be issued. Based on the 1 additional lot in the anticipated subdivision, the required water commitment deposit is 5150.00. Remittance of.S150.00 from the applicant is requested as soon as possible so that a water commitment may be formally issued. The commitment will be in writing with specific conditions and effective dates stated. Please keep in mind that this letter shall not be construed as a water commitment. In other words. unless a water commitment is officially effected, water availability is subject to change depending on the water situation. - ~~~r~rY A ' //I /i~fnr hnin n~ nr•nn ro~lA f i ~ Randi Wilson - Page 2 September 10. 1997 Should there be any questions, please call our Water Resources and Planning Branch at 961-8660. Milton D. Pavao. P.E. Manager KKO:gms Att. copy - Planning Department i~ C~ •1f[I Jai ~7` ~ '.1 DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII o ~ 26 AUPUNI STREET HILO, HAWAII 96720 ~t~ NIM~~~'~, TELEPHONE (608) 961-6660 FAX (808) 961-8657 O /s 7 October 2, 1997 ~ Jam' i Randi Wilson P.O. Box 382 Kailua-Kona, HI 96745 WATER COMMITMENT DEPOSIT CHANGE OF ZONE APPLICATION N0. 97-012 TAX MAP KEY: 7-3-053:049 This is to acknowledge receipt of the required 5150.00 water commitment deposit for the proposed subdivision. We are enclosing receipt No. 169985 for your files- In accordance with the Department's "Water Commitment Guidelines Policy," a water commitment for the proposed development in the amount of one additional unit of water at 600 gallons per day per unit is hereby granted until September 30, 2000 with the following conditions: 1. Construct necessary water system improvements, which shall include, but not be limited to: a. service lateral that will accommodate a 5/8-inch meter for each lot, and b. fire hydrant(s) within 300 feet of the center of each lot. Submit installation plans prepared by a professional engineer, registered in the State of Hawaii, for review and approval. 2. Remit the prevailing facilities charge balance, which is subject to change, of $3.225.00 (total facilities charge amount of $3,375.00 minus the total water commitment deposit paid to date of 5150.00). f1~'7 :5 n i,~ i s ~ Randi Wilson Page 2 October 2. 1997 For your information, the amount of water commitment deposit may exceed the prevailing facilities charge amount, for example. when requests for time extensions continue and are approved. Unti; the development is finally completed, these are separate and unrelated items. In the event that water commitment deposits exceed the facilities charge, no refunds are applicable. With this understanding, the current facilities charge balance is 53,225.00. 3. Submit the appropriate documents, properly prepared and executed, to convey the water system improvements and necessary easements to the Water Commission of the County of Hawaii. A registered land surveyor shall stamp and certify the metes and bounds description which may be a required exhibit in the conveyance documents. Conveyance of the improvements and easements is required prior to water services being granted. Comply with all other applicable policies and requirements of the Department's Rules and Regulations. Noncompliance may be cause for voiding this water commitment, at which time availability will be subject to change in accordance with prevailing water system conditions, policies, and Rules and Regulations. Should there be any questions, you can contact our Water Resources and Planning Branch at 961-8660. Mil on D. Pavao, P.E. Manager KKO:gms Enc. copy - Planning Department Customer Service Sections (Hilo. Waimea, Kona, Ka'u) ~ ~ DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE September 18, 1997 M morandum To :Planning Director FROM Ga e7 n N( Kuba, Chief engineering Division SuB~ECT: Change of Zone Application (97-12) Applicant: Randi Wilson Location: Hamanamana, North Kona HI TMK: 7-3-53:49 We have reviewed the subject application and offer the following comments: Building 1. Building shall conform to all requirements of code and statutes pertaining to building construction. Drainage 2. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. Any drainage improvements located on the property as a part of the original Kalaoa View subdivision must be maintained or replaced in kind. 3. 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. 4. All grading and grubbing activities shall comply with Chapter 10 of the Hawaii County Code. ~)l'HIBIi ~ ~ ~ ry Memo to Planning Director September 18, 1997 Page 2 Roadways 5. Roadway connections to the adjoining parcels should be provided meeting with the approval of DPW These roads should be open to public traffic. This parcel was originally designed (as a part of the Kalaoa View subdivision) to contain a connecting road between Kalaoa View subdivision and Hamanamana St.; the necessity of this roadway should be considered. TWP:sIs cc: Engineering -Hilo Engineering -Kona Planning -Kona 22 fa ~ ~ ~ r ~ - r COUNTY OF HAWMI ~ PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) ~ ~ F 5 P(~ y 9 c: ; APPLICANT: Randi Wilson APPLICANT'S SIGNATURE: I2d/IL~.i, !,t)/[apt DATE: oZ-IB-9? ADDRESS: P.O. Box 382 Kailua Kona HI 96745 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: PHONE: (Bus.) (Res.) 325-7215 (Fax) LANDOWNER(S): Randi Wilson ' LANDOWNER SIGNATURE(S): I'~(~yyt(~A, (A~(,Q9M, DATE: oZ-~$'~'7 (Msy be by letter) LANDOWNER(S) ADDRESS: Same as above REQUEST: A-Sa TO FA-la (Existing Zoni~B) (Proposed Zoning) TAX MAP KEY: 7-3-53:49 STREET ADDRESS OF PROPERTY: Hamanamana SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 2.0 ACRES AGENT: DENNIS HASEROT ADDRESS: P.O. BOX 6251. KAMUELA. HI 96743 TELEPHONE:(Bus.) 885-2148 (Res.) 885-0874 (Fax) 885-2148 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: AGENT COPIES: APPLICANT (See Instmclions on Reverse Side) a , Randi Wilson TMK: 7-03-53:49 APPLICATION FOR CHANGE OF ZONE CONTENTS LOCATION MAP BACKGROUND • Existing Zoning • Parcel size • Objectives • Descr;~tion ofsite • State/County plans • General Plan conformity • Surrounding zoning and land uses • Flood Insurance Rate Map • Archeological resources • Floral and faunal resources • Access • Utilities PLOT PLAN COUNTY ENVIRONMENTAL REPORT • Introduction • Methodology • General Site Description • Floral,Faunal and Ecosystems: Existing Conditions • Flora/,Faunal and Ecosystems: Impacts and Mitigation Measures • Drainage: Existing conditions • Drainage: Impacts and Mttigatton Measures • Lava Flow and Earthquake Hazards: Existing Conditions • Lava Flow and Earthquake Hazards: Impacts and Mitigation Measures • Air Quality and Norse: Existing Conditions • Air Quality and Noise: Impacts and Mttigation Measures • Scenic Resources: Existing Conditions • Scenic Resources: Impacts and Mitigation Measures • Socioeconomic: Existing Conditions • Socioeconomic: Impacts and Mitigation Measures • Neighbirhood Character: Existing Conditions • Neighbirhood Character: Impacts and Mitigation Measures • Archaeological and Historic Sites: Existing Conditions, Impacts and Mitigation Measures • Public Facilities and Services: Existing Conditions • Public Facilities and Services: Impacts and Mttigation Measures • Conclusions • References j.~ TRUE NORTH - SCALf~ 1 AVCH • 500 fEfr ~ ~ M g M g L A H O A H~ C H ~q ~ ~o X01 U0 I L A 1„ 4~ 1 a h ~'l c W 3 . O ~ W = 0 o ~ 0: • r~ O ~ _ ~ ~ ~ r k k - ~ _ ~ o SUBJECT PARCEL o ~ W OA ~ "~n2 o O~W W t N O W W Wm~ 2 . K~ _ Y~=~ o t a I ~i ~i 11 ~T i I ~ i r • YlC/N/TY MAP I SCALE: t INCH . 500 FEET Randi Wilson TMK: 7-03-53:49 APPLICATION FOR CHANGE OF ZONE BACKGROUND: Existing zoning: A-Sa. Parcel size: 2.095 acres Objectives: The applicant wishes to change the existing A-Sa zoning to FA-la. She intends to develop the parcel into two 1-acre lots for use as residential homesites. Description of site: The parcel is located makai of Kalaoa View subdivision and north of Kona Highlands subdivision. The parcel is steeply sloping and has been recently grubbed and graded for two house pads. Access is from the makai side of the parcel over Hamanamana Street State/CountZplans: The Generat Plan designation shown on the LUPAG map for the subject is Urban Expansion which "allows for a mix of high density, medium density, and low density" uses. General Plan conformity: The proposed rezoning is in conformance with the Hawaii County General Plan as outlined in: SECTION 4 -GOALS, POLICIES AND STANDARDS M. LAND USE (5) SINGLE FAMILY RESIDENTIAL Through careful examination and analysis of the present situation, the following goals, policies, and standards are set forth to guide the orderiy development of single family residential areas in the interest of the residents of the County of Hawaii. ~ o GOALS • To maximize choices of single family residential lots and/or housing for residents of the County. • To ensure compatible uses within and adjacent to single family residential zoned areas. • To provide single family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. POLICIES • Rural style residential agricultural developments, such as new small scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. • T'he County shall review and amend if necessary land use ordinances and codes to include considerations for rural style residential subdivisions in appropriate locations. Standards and criteria for the establishment of these areas shall be developed. STANDARDS • Areas shall have basic improvements and amenities necessary for immediate use. • Areas shall be limited to low density and medium density residential uses Surrotmdin zoning and land uses: Zoning designation to the north is A-Sa, to the west is A-1 a: to the South is A-Sa with actual density of 8,000 s.f residential lots, and to the east is RS 10. Flood Insurance Rate Map Designation: 'The property is designated "x" on the FIRM maps. ~ J Archaeolosical resources: The property has been extensively gaded, leaving no possibility of archaeological remains. Floral and faunal resources: No impact on native species or habitat is expected to result from the rezoning or subsequent activities on the site. See attached County Environmental Report. Access: Access to the parcel is through Keahole View subdivision on Hamanamana Street. Utilities: Water, telephone, and electric power are available on Hamanamana Street. Sewage disposal will be as approved by the Department of Health. z 0 =i Si ~ q a3 I 4.~ _ M 0 Y E E f E A 0 R O A 0 ~ tAJlIP ~ IYA ~ N"' ~ n _ B d~ ~ 3 3 ~ S as ~ i ~ ~s i g 6 f^ / _ >s a= o ~ 0 ~~s = ~ o i ° ~ a o qe ~ ~ B'' . In e ~ s e D o o F py? U 39 ]p}b q" ~ ' 23 Cl ~ U C `9 u 8 o z ?A ~ c ~ y y N ~ ~ o ~ 2 O r ~ ~ ~ O ~ O ' 1 y A N U l A N l S T R E E T "w w In ~ 0 m k b O V I ~ ~ ~ 4 a ~ O ~ a c ~ 2 O O ~ ~ 4 0 c 3 o tv b _ -a ~ O~ O ~ 0 K A L A~ 0 A 3 V 1 ^E W o~ J ~ O ~ S ~ ~ w o IRl 4 w f ~ o A ~ 0 I o ~`O ~ ac`s _ ~ ~ (n b ~ ~ ~o o ~ ~ T s O ,o ~ I- z c o o ? o e ~ p n i ~ ~ ~ ~ ~ ~ K A L A O A V I f W 1 i F $ ~ T ~?~~.0 telnlE' ~ IQ.B ~$~a; F K O N A h l C Il L A N O S. S E C T I O N @ s ~~be~n = a ~6,~A ~~4A ~4 6 a m qq m ~~v 1° _ 4 ~d "SS? c3 a P o r t i o n o 1 C T o n t J 0 Z, 7 t o H e u e u M A K ASV ~ _ A 1 o i u o i u s T N u M E u y A L E Q y / u y M N A s u°°•°r'~ f ~ ~°o w x ~ L -1 0 0 ? \ ~ i . n w w o ~~~~~~h\ c ~ L J .O ' S YT 1 r `tom t~0 } o ~.~f o ~e =e ~t'.[ ~ A L ~ ? v:' ~ ~ A J Ai ~ly 1 e, w ENVIRONMENTAL REVIEW CHANGE OF ZONE REQUEST FOR TMK 7-3-53:49 HAMANAMANA, NORTH KONA, HAWAII by Ron Terry, Ph.D. February 1997 Inr: eduction This Environmental Review (ER) was developed as supporting material for a change of zone request submitted to the Hawaii County Planning Department at the request of Dennis Haserot. The rezoning applies to a 2.0-acre pazcel currently zoned A-Sa (Agriculture, minimum lot size 5 acres). The property takes access from Hamanamana Street in Hamanamana (just north of Kalaoa), approximately 1,600 feet makai of the Mamalahoa Highway (State Highway 190). The property is bordered by residences and vacant residential and agricultural lots. The landowner is Randy Wilson. The requested change of zone is from A-Sa to A-la. This would allow subdivision of the parcel into two lots. Methodology Methodology included field survey and examination of published records related to the environmental conditions on the site. A field survey of the property was conducted on 14 Januazy 1997. The primary objective was to determine whether any raze or endangered species, or habitat for such species, were present on the pazcels. A secondary objective was to chazacterize the general vegetation type or cover present. The final objective was to identify any other sensitive environmental conditions or potential impacts. Because the property was almost entirely graded with virtually no vegetation, the length of the property was walked only once, which allowed full visual surveillance of the entire property. Records, maps and publications examined included the zoning maps, pazcel maps and records, State Land Use District Maps, and Flood Insurance Rate Maps (FIRM) maintained at the Hawaii County Planning and Public Works Departments. Published sources included the Atlas of Hawaii (2nd ed.), the Manual of Flowering Plants of Hawaii, the Rainfall Atlas of Hawaii, the United States Geological Survey (USGS) topographical map Kailua (1:24,000 scale), the U.S. Soil Conservation Service's Soil Survey of Island of Hawaii, the USGS publication Volcanic and Seismic Hazards on the Island of Hawaii, and the 1990 U.S. Census of Population. The References section at the end of this report supplies full references for all published material. General Site Description Elevation is approximately 1,480 feet above mean sea level. Slopes on the property aze moderate to steep, except for two freshly graded bulldozed housesite pads on the northern and southern ends of the pazcel. Annual rainfall is approximately 65 inches. Soil is classified as Kaimu extremely stony peat, a common soil in lowland Kona. This thin, well-drained organic soil forms over `a`a lava on Mauna Loa. The soil is appropriate for pasture, macadamia nuts, papaya, and citrus fruits. Permeability is moderately rapid, runoff is slow, and erosion hazard is slight. Flora, Fauna and Ecosystems: Existing Conditions The original vegetation of the property was probably long ago lost to disturbance because of fazming and ranching activities. Based on rainfall and geologic substrate, the area probably supported a Lowland Mesic Forest (Gagne and Cuddihy 1990), with `ohi`a (Metrosideros ~olymor h~a) and lama (Diospyros sandwicensisl as co-dominants. More recently, kukui (Aleurites moluccana) an Christmas berry (Schinus terebinthifolius) have come to dominate such azeas. The lot was recently graded, leaving no trace of the original vegetation except azound the edges of the pazcels, where a few remnant individuals of molasses grass Melini minutiflora), vervain (Stachytarpheta jamaicensis), and morning glory (Ipomoea congesta, a presumed indigenous plant), fountain grass (Pennisetum setaceuml, and castor bean Ricinus communis are present. The pazcel supports no native fauna or habitat for such fauna. Flora, Fauna and Ecosystems: Impacts and Mitigation Measures No raze, threatened or endangered species as listed by the U.S. Fish and Wildlife Service are present on the pazcel, nor aze there unique or valuable wildlife habitats. No impact on native species or habitat is expected to result from the rezoning or subsequent activities on the site. Drainage: Existing Conditions No permanent or intermittent streams appeaz on maps of the pazcel, and no evidence of watercourses or gullies was present in the reconnaissance. The Flood Insurance Rate Maps for the azea (No panel printed) classify the entire parcel and surrounding azeas as Zone X, which aze identified in the community flood insurance study as areas of moderate or minimal hazazd from the principal source of flood in the area. Drainage: Impacts and Mitigation Measures The parcel does not appear prone to flooding or likely to produce extraordinazy quantities of runoff onto adjacent azeas. For any property undergoing intensification of use, flooding can also be generated onsite because of an increase in runoff potential from rain falling on more impermeable surfaces. Mitigation for such impacts is achieved by engineering and Environmental Report, TMK 7-3-53:49 Poge 2 i employing a system of gutters, storm drains, drywells and related structures to ensure that all runoff is contained onsite. This is a requirement of the County of Hawaii as pazt of the rezoning and subdivision process, and it is expected that during the review process appropriate mitigation measures will be developed. Based on expected mitigation measures, no net impact to the applicant's or neighboring property or any azeas downstream would result from the proposed project. Lava Flow and Earthquake Hazards: Existing Conditions The entire Big Is;and is subject to geologic hazazds, especially lava flows and earthquakes. The United States Geological Survey (USGS) classifies the azea, which is on the slopes of the dormant volcano Hualalai, as Lava Flow Hazazd Zone 4, on a scale of ascending risk 9 to 1. Less than 15 percent of the ground surface within Zone 4 has been covered by lava within the last 750 yeazs. The entire island of Hawaii is in Zone 3 on a scale of ascending risk 1 to 4 in the Seismic Probability Rating. Major damage corresponding to a score of 7 or above on the Modified Mercalli Scale is possible. Lava Flow and Earthquake Hazards: Impacts and Mitigation Measures No adverse impacts related to geological hazazds is expected to result directly or indirectly from the proposed rezoning. Air Quality and Noise: Existing Conditions Air quality in the project area is currently mostly affected by emissions from motor vehicles and natural sources. Volcanic emissions of sulfur dioxide convert into pazticulate sulfate which causes a volcanic haze (vog) to blanket the area, a consistent problem in Kona. Motor vehicles on Mamalahoa Highway and adjacent roads and homes emit CO, nitrogen oxides and hydrocazbons (an ozone precursor), as well as smaller amounts of other pollutants. Noise is generated on-site by residential and agricultural activities and off-site by similaz activities and subdivision roads. Because the parcel is adjacent to a number of residences, noise levels aze moderate on the site. Air Quality and Noise: Impacts and Mitigation Measures The proposed rezoning would result in a very slight increase in the density of residential activities in the neighborhood and would thus generate additional air pollution and noise. The increase in both would be negligible in the context of the existing environment, and merit no special mitigation measures. Environmental Report, TMK 7-3-53:49 page 3 9 'i Scenic Resources: Existing Conditions The view from the parcel is of the coastline and is muted by atmospheric haze. The only views potentially affected by development associated with the rezoning would be those of the residences just mauka, which aze elevated considerably. No views specifically cited in the Hawaii County General Plan Support Document are pazt of the scenery or viewshed of the property. Scenic Resources: Impacts and Mitigation Measures The proposed rezoning is unlikely to adversely affect scenic views. The new lots proposed aze within an azea of existing homes. Homes and lots mauka of the subject property are elevated sufficiently that little if any interference with coastal views would result. Socioeconomic: Existing Conditions The following table presents recent and historic population data for Hawaii County and the North and South Kona Districts. Table 1 Population Growth in Kona, 1970-1990 District/Period 1970 1980 1990 % Growth North Kona 4832 13,898 22,284 361 % South Kona 4004 5809 7658 91 % Hawaii County 64,468 92,053 120,317 87% Sources: .S. ureau of the Census: "1 90 Census of opulanon. General opulahon Charactensncs," 1990 CP-1- 13; Hawaii County Data Book. The population of Kona has grown steadily since 1965 as a result of the expanding visitor industry in West Hawaii, which has a large and growing shaze of the visitors to the island and consequently the de facto population. At any given time, up to one-fourth of those present in Kona are visitors. The combination of expanding resident and visitor populations has increased traffic in all of West Hawaii. Major roadways in Kona have experienced an approximate tripling in average daily traffic between 1984 and 1996 (Source: State DOT Planning Branch traffic counts). The ethnic composition of the North and South Kona Districts at the time of the 1990 U.S. Census was as follows: Caucasian: 54.6 percent; Hawaiian: 18.6 percent; Japanese 13.6 percent; Filipino: 8.3 percent; Other: 5.3 percent. This distribution illustrates a multicultural community with no distinct minority groups ,although Caucasians aze an expanding majority (Source: U.S. Census Data: Table 6, "1990 Census of Population. General Population Characteristics," 1990 CP-1-13) Environmental Report, TMK 7-3-53:49 page 4 . Socioeconomic: Impacts and Mitigation Measures The proposed improvements would lead to an addition of one new house site. The magnitude of this addition is not obviously negligible, especially considering the current size and rate of change of the population in North Kona. Neighborhood Character: Existing Conditions The properties surrounding the area aze residential and agricultural. Kalaoa View Estates, just upslope, is a recent subdivision of affordable homes. Zoning there is RS-7.5 (Residential, minimum lot size i,~00 sf). Adjacent zoning is Unplanned and Al-a (Agricultural, minimum lot size 1 acre). Neighborhood Character: Impacts and Mitigation Measures Because adjacent areas have land uses and densities similaz to those being proposed through this rezoning request, there would be little impact to the character of the neighborhood. Archaeology and Historic Sites: Existing Conditions, Impacts and Mitigation Measures No historic sites or azchaeological features are present within the parcel, which was recently graded. Because no resources are likely present, no impact is expected to result from the rezoning. Public Facilities and Services: Existing Conditions Access to the site is provided via Hamanamana Street. All necessazy utilities are available onsite. Wastewater treatment is via septic tank. Public Facilities and Services: Impacts and Mitigation Measures No appreciable impact to any public service or utility is expected as a result of the rezoning. Conclusions No substantial adverse environmental effects to aze to be expected from the rezoning. Mitigation measures will be necessary to avoid drainage impacts. These will be developed as part of County-approved drainage plans, which should produce no net adverse impacts and potentially beneficial drainage impacts. Environmental Report, TMK 7-3-53:49 Page 5 REFERENCES Furumoto, A.S., N.N. Nielsen, and W.R. Phillips. 1973. A Study of Past Earthquakes, Isoseismic Zones of Intensity, and Recommended Zones for Structural Design for Hawaii. Honolulu: Hawaii Institute of Geophysics. Gagne, W., and L. Cuddihy. 1990. "Vegetation," pp. 45-114 in W.L. Wagner, D.R. Herbst, and S.H. Sohmer, eds., Manual of the Flowering Plants of Hawaii. 2 vols. Honolulu: University of Hawaii Press. Giambelucca, T.W., Nullet, M.A., and t.A. Schroeder. 1986. Rainfall Atlas of Hawaii. Honolulu: Hawaii Department of Land and Natural Resources. Hawaii County Department of Public Works. 1970. Storm Drainage Standards. Hilo. Hawaii County Planning Department. 1989. General Plan, County of Hawaii. Hilo. Heliker, C. 1990. Volcanic and Seismic Hazards on the Island of Hawaii. Washington: U.S. GPO. U.S. Bureau of the Census. 1991. 1990 Census of Population, General Population Characteristics. 1990 CP-1-13. Washington: GPO (portions electronically republished in Hawaii Data Disc. 1973. CD-ROM. Honolulu: Hawaii State Department of Business, Economic Development and Tourism. U.S. Soil Conservation Service. 1973. Soil Survey of Island of Hawaii, State of Hawaii. Washington: U.S.D.A. Environmental Report, TMK 7-3-53:49 Page 6