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HomeMy WebLinkAboutCOM 0648.000 1996-1998 .4.-~ . :'4 William G. Davis ~ ~ Managing Director Stephen K. Yamashiro Mayor Henry Cho ~P Deputy Managing Uirutor f~IIliit'~~1 II~ ~ttfixttit 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 (808) 961-8211 Fax (808) 961-6553 KONA: 75-5706 Kuakiru Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808)329-5226 • Fax (808)326-5663 O f_ ~ December 16, 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 95-18) Applicant: Kamehameha Investment Corporation Request: Unplanned/A-Sa to RS-10, RM-2, RM-3.5, RM-5.5 and Open Tax Man~ry~ 7-8-10•Portion of 2 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, t r C i ~ Stephen K. Yamashiro Mayor LKICOI.MAY Enclosures cc: Planning Commission / L/ p REZ 95-18 (p I- 0 fio~» li.. - >rs. x.. ZNG/KN _ nee. xol P G - i~.t.1~~~s...l,4l~9T1 ' M ~ ~tv o.• Stephen K Yamaehiro Mayor w .S ~e~~ 9TI~~'~~ ~II1TZ7[~~l II~ ~M~1T?Xtt PLANNING COMMISSION 25 Aupuni Stree/, Room 109 Hilo, Hawaii %720.4252 (808) 961-8288 • Fax (808) %1-9615 LEt!. r, '997 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 95-18) Applicant: Kamehameha Investment Corporation Request: Unplanned/A-Sa to RS-10, RM-2, RM3.5, RM-5.5 and Open Tax Man~~y• 7-8-10•Portion of 2 The Planning Commission, after a duly held public hearing on December 4, 1997, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 281 acres of land from Unplanned/Agricultural (A-Sa) to Single Family Residential (RS-10), Multiple Family Residential (RM-2, RM-3.5, RM-5.5) and Open. The property is located directly makai of Kuakini Highway, mauka of the proposed Ali' i Highway Extension and along Kamehameha III Road at Keauhou, 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 the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 The proposed request from an Unplanned/Agricultural (A-5a) to Single Family Residential (RS-10), Multiple Family Residential (RM-2, RM-3.5, RM-5.5) and Open zoned districts will conform to the following goals, policies and standards of the Land Use Element of the General Plan. LAND USE * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. * The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. The proposed change of zone will conform to the goals, policies and standards of [he Single Family Residential and Multiple Family Residential Elements of the General Plan. SINGLE-FAMILY RFSIDENTIAL. * 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. T Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 * To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. * The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies and standards. * Areas shall have basic improvements and amenities necessary for immediate use. * Areas shall be limited to low-density and medium density residential uses. MULTIPLE FAMILY RESIDENTIAL * To provide for multiple residential developments [hat maximize convenience for its occupants. * To provide for suitable living environments which accommodate the physical, social and economic needs of the island residents. The proposed request would also complement the following Housing Element goals and policies by creating a mix of residential housing opportunities, maintaining a housing supply that allows a variety of choice and by providing housing units geared toward the middle income bracket. HOUSING * Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. * Attain a diversity of socio-economic housing mix throughout the different parts of the County. * Maintain a housing supply which allows a variety of choice. * Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. * Improve and maintain the quality and affordability of the existing housing stock. ~ , Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 * Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. * Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background and income. The proposed use would also conform to the following goals and policies of the Economic Element: * Provide residents with opportunities to improve their quality of life. * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The requested zone change from Unplanned/Agricultural (A-Sa) to Single Family Residential (RS-10), Multiple Family Residential (RM-2, RM3.5, RM-5.5) and Open zoned districts conform to the LUPAG Map, which designates the property as Urban Expansion Area. Urban Expansion Area allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. Within areas designated for development as resorts, portions of the resort area may be included in the urban expansion area. Therefore, this proposed single family residential and multiple family residential development will provide the framework of a concentration of urban activities occurring in an orderly manner commensurate with the provision of necessary infrastructure. Therefore, it is determined that the request is consistent with the urban form depicted on the LUPAG Map for this area of North Kona. In addition, the Kona Regional Plan Land Use Concept Map designates this area for residential expansion. The applicant intends to develop a single family residential and multiple family residential subdivision. Access to the property will be provided by two entryways off of Kamehameha III Road. The primary mauka access is planned at the Kamehameha Q ~ Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 III Road/Keali'i Street intersection. A secondary mauka access off Kamehameha III Road is proposed approximately 450 feet mauka of the makai boundary. In addition, two additional points of access onto the proposed Alii Highway will be provided in the later phases of the development. The proposed Alii Highway will traverse along the makai boundary of the project site. Conditions of approval will require the applicant to construct the following improvements: construction of the Alii Highway, right turn lanes from Kuakini Highway and Alii Drive onto Kamehameha III Road, and left turn lanes from Kamehameha III Road into the subdivision. These improvements will be provided prior to final subdivision approval of any lot. The roadways will be open to public traffic. The development of the property will add [o the inventory of existing residential and multiple family residential zoned lands in the West Hawaii region. The proposed development is located within close proximity to all necessary urban services and facilities, and will serve to complete the urban core for that area of Kailua-Kona. The applicant will also complete its proposed project in compliance with all of the codes and standards referenced above. Therefore, the proposed rezoning and development will complement the land usage within the community and neighborhood i[ is proposed to be located in. Several wells were developed in the area indicate a substantial potable water resource capable of meeting the projected demands for future development in the Keauhou vicinity. In 1990, the applicant developed a well above Keauhou at the 1,620 foot elevation. This well was tested and showed a capacity of approximately two million gallons per day. In 1992 and 1993, two additional wells were developed and tested south and north of the first well, and were shown to have a similar potential capacity. The Department of Water Supply has stated that should these well sources prove to be adequate, the applicant will be required to provide transmission and distribution waterlines, and storage reservoirs to connect to the Department of Water Supply's existing water system. The proposed project abides by the above-stated County policy encouraging "the clustering of developments in order to reduce the cost of providing utilities. The wastewater from the project will be disposed of into the privately owned, Heeia Waste Water Treatment Plant (HWWTP). Wastewater disposal system will meet with requirements of the Department of Health and/or the Department of Public Works. Additionally, the applicant will abide by all applicable State and County air quality and noise level control standards during the pre-construction and construction phases of the project. Therefore, the proposed single family residential and multiple family residential development will be developed in an area that is or can be adequately served by water, utilities, sewers and transportation systems. t Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 The Flood Insurance Rate Maps (FIRM) indicate that the property is located in Zone "X", areas determined to be outside of the 500-year flood plain. There are no significant drainageways anticipated. While there are no indications of surface water flow on-site, the applicant will abide by all applicable County guidelines for run-off generated by the development. A botanical survey was conducted by Char and Associates. The survey identified two types of vegetation: open, scrub-covered a'a lava field and closed scrub- or forest-covered pahoehoe. A total of 105 species of vascular plants were found on the site. Of these, 95 (91%) are exotic weeds or deliberately introduced plants, and 10 (9%) native, or presumed-native plants. There is no intact native plant community present on the site. None of the species found in the course of the survey are officially listed as endangered or threatened; nor are any species proposed or candidate for such status. An avifauna and feral mammals survey was conducted by Phillip L. Bruner. No native land birds or seabirds were recorded. No endangered species were observed. No forest bird species are associated with these areas because of the low elevation. The Hawaiian Hoary Bat was not observed on the field survey, however, it is not unreasonable to assume that it may occasionally occur on the property. Feral mongoose and cats were observed. No rats or mice were recorded but it would be highly unusual if these ubiquitous mammals did not occur on the property. An archaeological inventory survey was conducted by Paul H. Rosendahl, Inc. (HPRI). The study found that the project area is located entirely within the historic Kona Field System, and nearly the entire project area is situated within the boundaries of the Kahaluu Historic District. The Kahaluu Historic District has been placed on the National Register of Historic Places (NRHP). The district was nominated to [he register for several reasons, including the following: a) the district contains numerous heiaus within relatively small area; b) the unique architecture of several of the heiaus; c) the value of the petroglyphs within the area; d) the districts association with important traditional political and religious activities; and e) the regions's high scientific research value. The Kona Field System which has also been declared eligible for inclusion on the NRHP, is a complex of aboriginal Hawaiian dryland cultivation and habitation remains. This area of approximately 3 by 18 miles, extends from Kailua south to Ho'okena. A total of 251 separate sites, comprising of 36 functional types, were identified within the project area. These sites were discovered to contain a wide range of formal feature types, which were reduced to 14 general functional categories. These general R Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 functional interpretations include habitation, possible burial, agriculture, indeterminate, boundary, ceremonial, habitation-possible burial, marker, transportation, habitation-ceremonial, habitation-refute, ceremonial-possible burial, storage, and quarry. Of the 251 identified sites, 166 have been assessed as significant solely for information content. Of these 166, 158 are recommended for further data recovery. For the eight remaining sites in this group, no further work has been recommended. Forty-nine sites are assessed significant for information content and as tentatively significant for cultural value, pending further data collection. At the present, these 49 sites are recommended for preservation "as is," pending the results of the proposed testing. Nineteen sites are assessed as significant for information content, as excellent samples of site types, and for cultural significance. These 19 sites are recommended for further data collection, to be followed by preservation with some level of interpretive development. Of the remaining 17 sites, seven are assessed for information and cultural values, with recommendation of further data collection. Five sites are assessed as significant for informational content value, pending further data collection. The specific treatment for the archaeological features designated for preservation would be determined as part of the archaeological approval process in conjunction with the requirements of DLNR-SHPD and other applicable agencies. Impacts associated with Wis single family and multiple family residential development such as historical, visual, traffic, drainage and design concerns have been assessed and will be mitigated through conditions of approval. Therefore, the request would not unreasonably burden the public agencies to provide roads and streets, water, drainage, school improvements, police and fire protection. The above public improvements by the applicant would complement the proposed single family and multiple family residential development to fit into the locale with minimal intrusion while providing the desired housing development, as well as incorporating appropriate infrastructure and design concerns of the development. While the property is within [he County's Agricultural-5 acre zoned districts, it is not currently being used for any active agricultural purposes. The southeastern end of the property is classified as "Other Important Agricultural Land" and [he remainder is "Unclassified." The Land Use Study Bureau's Overall Master Productivity Rating for soils for one-third of the subject lands is "E" or Very Poor. The remaining two-thirds of the property is "D" or Poor. Therefore, the reclassification of this 281 acres from an Unplanned/Agricultural (A-Sa) to Single Family Residential (RS-10), Multiple Family Residential (RM-2, RM-3.5, RM-5.5) and Open zoned districts will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. From a land use perspective, it is more feasible to infill urban a Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 development within this particular area of North Kona. In doing so, it would tend to alleviate the conversion of more productive agricultural lands in more appropriate locations within the North Kona area for Urban type uses. Based on the above findings, this request to reclassify the subject property from an Unplanned/Agricultural (A-Sa) to Single Family Residential (RS-10), Multiple Family Residential (RM-2, RM-3.5, RM-5.5) and Open zoned districts would result in an appropriate land use pattern and further the public convenience, necessity and 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, airman Planning Commission LKIC02.PC Enclosures cc: Mr. James Leonard Steven S. C. Lim, Esq. Rene Kitaoka/Kamehameha Investment Corporation Department of Public Works Department of Water Supply West Hawaii Office Department of Land & Natural Resources Kazu Hayashida, Director/DOT-Highways, Honolulu 1 BKamehOl. rhy/emm-l l \ 14\97 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT KAMEHAMEHA INVESTMENT CORPORATION SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (SMA 95-4) CHANGE. C1F ZONE APPLICATION (REZ 95-181 KAMEHAMEHA INVESTMENT CORPORATION, has submitted applications for a Change of Zone by changing the district classification from Agricultural (A-Sa) to Single Family Residential (RS-10), Multiple Family Residential (RM-2, RM-3.5, RM-5.5) and Open for approximately 281 acres of land and a Special Management Area (SMA) Use Permit for the development of aMaster-Planned Residential Community to consist of approximately 246 single family residential units, 730 multiple family residential units and related improvements. The project area is located directly makai of Kuakini Highway, mauka of the proposed Ali'i Highway Extension and along Kamehameha III Road at Keauhou, North Kona, Hawaii, TMK: 7-8-10: Portion of 2. CF. AI.INFOR_MATION 1. Ownership: Kamehameha Investment Corporation is the owner of the subject property. RF.I.ATED INFORMATION 2. June 6, 1995- A Final Environmental Assessment was reviewed by the Planning Department and determined that this project will not have significant environmental effect and issued a negative declaration. Notice was filed with the Office of Environmental Quality Control on June 23, 1995. PROPOSED DEVELOPMENT 3. Request: The applicant wishes to subdivide the property into 203 single family residential 10,000 square foot lots and develop 773 multiple family residential units. The application is for approximately 281 acres to be rezoned from Agricultural (A-Sa) to Single Family Residential (RS-10), Multiple Family Residential (RM-3) and Open. 4. Objectives: The applicant provided the following: "The objective of the proposed project is to develop ahigh-quality master-planned residential community that is in concert with the long-range development plans for the ATTACHMENT TO C-648/Bill 186 Keauhou Resort and the region, and that provides a range of residential products in response to projected mazket demand. The proposed development has been master planned to respond to the topographical, environmental, and cultural characteristics of the site, including the protection of important archaeological sites and site complexes. The property owner and applicant, KIC, has the financial capabilities to plan, develop, and market the proposed residential development within Parcel 53. "The proposed development, as shown in Figure 7, has been master planned to provide 976 single family and multi-family units in a manner responsive to the natural and historic resources of the site and uniquely suited to the regional location and site characteristics. The project site is naturally divided into mauka and mauai development areas by an area of steep slope which runs in a north-south direction midway through the property. As planned, the mauka and makki development aeeas would have primary and secondary access provided through internal loop roads that are designed to fit the natural terrain. An internal road would provide a potential connection between the mauka and mauai portions. "The mauka portion of the project would consist of a mix of multi-family and single family use. Larger lots would be located in steeply sloping areas to avoid unnecessary grading or other site alterations. Multi-family development would occur near the primary and secondary mauka entries to take advantage of the relatively gentle slopes and views in these areas. "The makki portion of the project is primarily planned for multi-family development, with some single family homes located at the base of steeper slopes. Those portions of the site not planned for residential development consists of areas of steep slopes, archaeological reserves, and open space buffer areas which are located between residential areas and higher intensity land uses, such as the planned Alii Highway extension. These open space resources would be connected by an internal trail system, and integrated through uniform landscape design guidelines which would be enforced through restrictive covenants. Buffer areas would also protect the archaeological resources. Archaeological signage, in conjunction with the trail system, is planned to -2- e convey the cultural and historic significance of the project area to visitors and residents. Overall, approximately 25 percent of the project site would remain as open space." 5. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit A -Excerpts from Change of Zone and Special Management Area Use Permit Applications) STATE AND COUNTY PLANS 6. SLU: Urban. 7. General Plan LUPAG Map: The General Plan document identifies the Keauhou-Kona area as a major resort destination. The General Plan Land Use Pattern Allocation Guide (LUPAG) Map designates the area for Urban Expansion and Low Density Urban Development. Urban Expansion Area allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. Within areas designated for development as resorts, portions of the resort area may be included in the urban expansion area. The Low Density Urban Development designation refers to single family residential in character, ancillary community and public uses and convenience type commercial uses. 8. General Plan Consistency: Economic, Housing, Environmental Quality, Flood Control and Drainage, Public Utilities, Transportation, Land Use and Residential elements' goals, policies and courses of action for North Kona. 9. Hawaii State Plan Consistency: Economy, Population, Physical Envirotunent, Land and Air Quality, Water, Facility Systems for Solid and Liquid Wastes, Transportation, Socio-Cultural Advancement (housing) objectives and policies. 10. Kona Regional Plan: The Kona Regional Plan recommends a residential density of 18 units per acre (RES-18). 11. County Zoning: Agricultural-5 acres. 12. SMA: The subject property is situated within the SMA boundary. The applicant has filed an SMA application concurrently with the Change of Zone application. -3- DESCRIPTION OF PROPERTY AND SURROUNDIN A FA 13. Subject Property: The subject property is an irregular-shaped lot of approximately 281 acres. The property is gentle to steep slopes. The site is presently vacant. The area extends 110 to 600 feet above mean sea level. 14. Flora: A botanicalsurvey was conducted by Char and Associates. The survey identified two types of vegetation: open, scrub-covered a'a lava field and closed scrub- or forest-covered pahoehoe. A total of 105 species of vascular plants were found on the site. Of these, 95 (91 are exotic weeds or deliberately introduced plants, and 10 (9%) native, or presumed-native plants. There is no intact native plant community present on the site. None of the species found in the course of the survey are officially listed as endangered or threatened; nor are any species proposed or candidate for such status. 15. Fauna: An avifauna and feral mammals survey was conducted by Phillip L. Bruner. No native land birds or seabirds were recorded. No endangered species were observed. No forest bird species are associated with these areas because of the low elevation. The Hawaiian Hoary Bat was not observed on the field survey, however it is not unreasonable to assume that it may occasionally occur on the property. Feral mongoose and cats were observed. No rats or mice were recorded but it would be highly unusual if these ubiquitous mammals did not occur on the property. 16. Archaeological: An archaeological inventory survey was conducted by Paul H. Rosendahl, Inc. (HPRI). The study found that the project area is located entirely within the historic Kona Field System, and nearly the entire project azea is situated within the boundazies of the Kahaluu Historic District. The Kahaluu Historic District has been placed on the National Register of Historic Places (NRHP). The district was nominated to the register for several reasons, including the following: a) the district contains numerous heiaus within relatively small area; b) the unique architecture of several of the heiaus; c) the value of the petroglyphs within the area; d) the districts association with important traditional political and religious activities; and e) the regions's high scientific research value. The Kona Field System which has also been declared eligible -4- for inclusion on the NRHP, is a complex of aboriginal Hawaiian dryland cultivation and habitation remains. This area of approximately 3 by 18 miles extends from Kailua south to Ho'okena. A total of 251 separate sites, comprising of 36 functional types, were identified within the project area. These sites were discovered to contain a wide range of formal feature types, which were reduced to 14 general functional categories. These general functional interpretations include habitation, possible burial, agriculture, indeterminate, boundary, ceremonial, habitation-possible burial, marker, transportation, habitation- ceremonial, habitation-refute, ceremonial-possible burial, storage, and quarry. Of the 251 identified sites, 166 have been assessed as significant solely for information content. Of these 166, 158 are recommended for further data recovery. For the eight remaining sites in this group, no further work has been recommended. Forty-nine sites are assessed significant for information content and as tentatively significant for cultural value, pending further data collection. At the present, these 49 sites are recommended for preservation "as is", pending the results of the proposed testing. Nineteen sites are assessed as significant for information content, as excellent samples of site types, and for cultural significance. These 19 sites are recotmended for further data collection, to be followed by preservation with some level of interpretive development. Of the remaining 17 project site areas, seven are assessed for information and cultural values, with recotrtmendation of further data collection. Five sites are assessed as significant for informational content value, pending further data collection. 17. U.S.D.A. Soil Type: Punaluu (rPYD), Kaimu (rKED) and Aa lava flows (rLV) series. The Kaimu extremely stony peat (rKED) is well-drained, thin organic soil that varies from 3 to 8 inches in thickness. Water permeates rapidly and runoff is slow, with virtually no erosion hazard. Nearly 85 percent of the subject property is covered by this soil. The Aa lava flows (rLV) soil is essentially A'a lava which generally consists of rough and broken masses of clinkery lava, with practically no soil covering. Surface water percolates readily though the rough and broken lava. The Kaimu (rKED) -5- consists of dark brown extremely stony peat over fragmented a'a. Permeability is rapid, runoff is slow and the erosion hazard is slight. 18. ALISH Map: The southeastern end of the property is classified as "Other Important Agricultural Land" and the remainder is "Unclassified". 19. FIIiM: Zone "X", areas determined to be outside the 500-year flood plain. 20. Land Study Bureau: One-third of the subject lands is "E" or "Very Poor" and the remaining two-thirds of the property is "D" or "Poor". 21. RecreationalNisual Resources: The property is located mauka of Alii Drive and there is no visual impact to the ocean due to the topographical nature of the project site and design standards. The proposed development will not adversely impact any recreational or visual resources to the shoreline and coastal ecosystems. A significant portion of the project site would be retained as open space. These include azeas of steep slope, azchaeological preserve aeeas, and open space buffers located between residential azeas and high intensity land uses. A total of 25 percent of the 281 acre property would be retained as open space. 22. Surrounding Zoning/Land Uses: The proposed development would not impact the immediate adjacent properties as lands to the south aze zoned RS-15 and RM-3, to the west is RS-7.5, RM-1, RM-3, Vj3. To the north and southwest aze lands are zoned for single family residential. Land uses in the azea include the Keauhou Estates, Hilihaven Medical Caze facility, golf course and condominiutns across Kamehameha III Road; Keauhou Shopping Village and vacant lands. p TR .I FA .IT 11Ti) IT .IT C 23. Access: Access to the property will be provided by two entryways off of Kamehameha III Road. The primary mauka access is planned at the Kamehameha III Road/Kealii street intersection. A secondary tnauka access off Kamehameha III Road is proposed approximately 450 feet tnauka of the makai boundary. In addition, two additional points of access onto the proposed Alii Highway will be provided in the later phases of the development. The proposed Alii Highway will traverse along the makai boundazy of the project site. -6- l 24. Water: Several wells developed in the area indicate a substantial potable water resource capable of meeting the projected demands for future development in the Keauhou vicinity. In 1990, the applicant developed a well above Keauhou at the 1,620 foot elevation. This well was tested and showed a capacity of approximately two million gallons per day. In 1992 and 1993, two additional wells were developed and tested south and north of the first well, and were shown to have a similar potential capacity. The Department of Water Supply has stated that should these well sources prove to be adequate, the applicant will be required to provide transmission and distribution waterlines, and storage reservoirs to connect to the Department of Water Supply's existing water system. 25. Wastewater: The Heeia Waste Water Treatment Plant (HWWTP) which is owned by the applicant, will service the project. Wastewater disposal system will meet with requirements of the Department of Health and/or the Department of Public Works. 26. Electrical/Telephone: Electrical service is available to the property from Hawaii Electric Light Co. Inc., and telephone service is available from GTE Hawaiian Tel. 27. Police/Fire/Niedical: Police services are provided by the County of Hawaii from its Kealakehe and Kailua-Kona stations. In March 1997, the applicant completed construction of the new Keauhou-Kona Fire Station located at the corner of Kuakini Highway and Puuloa Road. Fire protection is also provided by the County of Hawaii from its Kailua-Kona, Kealakehe, Keauhou and Captain Cook stations. Emergency medical and paramedical services are also provided by the Hawaii County Fire Department. Kona Hospital is located at Kealakekua. 28. Other essential utilities and services are or will be made available to the property. A(:F.NCIES' COMMENTS 29. Department of Land and Natural Resources (November 20, 1997): "We have no comments." 30. Police Department (November 18, 1997 Memo): "We have reviewed the amended applications and feel that the project, when fully developed, will impact police services in the area. -7- "The addition of an estimated 973 residential ur.[[s with a low estimate of 2,000 people to this area will create an increase in calls for police assistance. "Staff also believes that construction of the proposed Alii Highway is critical in addressing the increased traffic volume that will be created by this project." 31. Department of Public Works: (See Exhibit B -November 14, 1997 and August 8, 1995 Memos) 32. Department of Water Supply: (See Exhibit C -August 3, 1995 Memo) 33. Civil Defense: (See Exhibit D -August 2, 1995 Memo) 34. Fire Department: (See Exhibit E -July 19, 1995 Memo) 35. Office of Housing and Community Development: (See Exhibit F -November 13, 1997) 36. Department of Health: (See Exhibit G -November 10, 1997 Memo) 37. Department of Transportation: (See Exhibit H -November 17, 1997 Memo) 38. Department of Education: (See Exhibit I -November 20, 1997 Letter) A('FNCIES - NO RESPONSE 39. Parks and Recreation, HELCO, Real Property Tax Office and Natural Resources Conservation Service P L.IC COMMENTS 40. The Department has not received any objections from the general public or adjacent landowners on the subject requests. -8- f I ~~n rl.ls~nc la]n4"1PE 1flt-HITECtt 0.E E\\INO\\IF\T.11. iTI DIrS November 4, 1997 Ms. V•rrginia Goldstein, Dvector County of Hawaii Planning Department 25 Aupuni Street Hilo, Hawau 96720 SUBJECT: KEAUHOU PARCEL 53 CHANGE OF ZONE APPLICATION (REZ 95-18) SPECIAL MANAGEMENT AREA USE PERMTT APPLICATION (SMA 95-4) TMK 7-8-10:02 POR Dear Ms. Goldstein: On behalf of Kamehameha Investment Corporation, we are submitting the enclosed revised sections to the subject Change of Zone and Special Management Area (SMA) Use Permit Applications which aze tentatively scheduled for a public hearing before the County Planning Commission on December 4, 1997. Although the total number of residential units would remain at approximately 976 units, the changes to the project development plan include an adjustment to the distribution to multi-family units in the mauka and makki development areas. The proposed modification, reflecting a change to the residential market assessment for the project area, allows for an increase to the multi-family product provided in the mauka portion and the possible inclusion of a relatively higher density rental project, such as an assisted living complex for the elderly, within the makki portion. The amendments to the subject Change of Zone Application include corresponding modifications to the requested multi-family zoning designations. Specifically, the multi-family zoning designation requested in the mauka portion is changed from RM-3.0 to RM-5.5, and the requested RM-3.0 zone district in the makai area is changed from 12M-3.0 to RM-3.5 and RM-2.0, as reflected in Figure 8 of the enclosed revised Section 1.0. An amended zoning map with a written metes and bounds description is currently being prepared and will be submitted prior to the Planning Conunission hearing on the applications. EXHIBIT N'. Frank Brandt Thomu iucn R Sun Duncan Russell Y J. Chung PACIFIC TONER. SCITE fi5n latl BISHOP STREET HOKOLCLL'. HA\\All 9litltl TELEPHO\'E: InOxl S'L136t1 FAX: Ixuel 313-H1r• R0.~]CH OFFICE HILO La(:OO] CE]TER Inl AL PL11 STREET. ~L'ITE YID HILO, HAWNI •bv_ro TELEPHONE: Ilalal'blavl FAX t~unl v66Mnr+ Mr. Vuginia Goldstein SUBJECT: KEAUHOU PARCEL 53; CHANGE OF ZONE APPLICATION (REZ 95- 18); SPECIAL MANAGEMENT AREA USE PERMTT APPLICATION (SMA 95-4); TMK 7-8-10:02 POR November 4, 1997 Page 2 Enclosed with this submittal are the fotlowing updated sections and plans to the subject applications. CHANGF. OF O Pp I ATIOI~T (RED 95 18) • Revised Section 1.0, Project Description T • Revised Section 4.0, List of Surrounding Property Owners • Revised Section 8.0, Preliminary Subdivision Plan (Full Scale) SMA r4 p MTT Pp I ATiON (Ch~A 95 • Revised Section 1.0, Project Description • Revised Figure I8, Cross Sections • Revised Section 7.0 Multi-Family Preliminary Development Plans, including Figure 19-25 • Revised Section 8.0 Preliminary Subdivision Plan (Full Scale) An Envvonmental Assessment (EA) addressing the environmental aspects of the project was prepared and processed according to the requirements of Chapter 343, HRS. Notification of the County's acceptance of the Final EA for the project was published in the June 23, 1995, Office of Environmental Quality Control (OEQC) Bulletin. Should you have any questions, or require further infom~ation regazding this submittal, please contact either myself (961-3333) or Mr. Steve Lira Esq. at Carlsmith Ball Wichman Case & Ichiki (935- 6644). Sincerely, PBR HAWAII mes M. Leonard, AICP Approved and Autho ' ed by: Managing Dvector-FGIo Office Steven S. C. Lim Carlsmith Ball Wichman Case & Ichiki Representing Kamehameha Investment Corp. Enclosures. xc: Rene Kitaoka, Kamehameha Investment Corp. Tom Witten, PBR Hawaii Steve Lim, Carlsmith Ball Wichman Case & Ichiki 0 FEE OWYER'S LETTER OF 4iTT'HO i7ATI0y Taz ~[ap Rey: (3) 7-8-10:portion of 2 (Land Area 53) REZ 95-18/SbL4 95-4 District of North Kona Island, County and State of Hawaii The undersigned is the fee owner of the real property above-identified, and hereby authorizes the law firtn of Carlsmith Ball Wickman Case & Ichiki, to apply for, execute and process any and all County, State and federal govemmrntal permit applications, and ro participate in proceedings related to said real property. ' A photostatic or facsimile copy of this executed authorization shall also be considered as effective and valid as [he original. KAhtEHAh1EHA INVESTMENT CORPORATION, a Hawaii co anon B It /1+5,~.~7~ Address: 567 South King Street Suite 600 Honolulu, Hawaii 96813-3036 Subscribed and sworn to before me this io'" day of ~ aT may, 1997. ~lc~- Notary Public, State of Hawaii My commission expires: APR 1 ~ 2001 C, ZCL2656.1.037756-7 a I~eauhou Resort Parcel 53 Change of Zone Application 1.0 Project Description (Updated 11-04-97) EXHIBIT 6 Keauhou Resort Parcel 53 Change of Zone Application (Updated 1 1 04 97) 1.0 PROJECT DESCRIPTION 1.1 REGIONAL LOCATION The proposed project is located in North KDIIa, Hawaii, within the Keauhou Resort area, which is located about five miles south of the town of Kailtra-Kona, (Figures 1 and 2). The approximately 281-age project site is directly makai of Krrakini Highway and mauka of the proposed Alii Highway extension, with an eastern boundary along Kamehameha III Road. The azea along the northern boundary is vacant saub land, similaz to the project site. Access to the site is provided by a driveway at the end of Makolea Street neaz the Kamehameha Investment Corporation (KIC) Landscape Nursery, and another driveway off Kamehameha III Road leading to the County water storage tank located near the 320-foot elevation. The applicant and property owner is KIC, which is owned by Pauahi Holding Corp., a wholly owned subsidiary of Kamehameha School Bernice Pauahi Bishop Estate (KSBE). The site includes a portion of Tax Map Kry (TMK) 7-8-10:02 (Figure 3). Neazby land uses include the Keauhou Shopping Village, single and multi-family residential areas, golf courses, and other resort- oriented ruban development. The 20-age Ohi'a Cave Preserve is situated along the southern boundary, between the project site and the Keauhou Shopping Village, Phase II. The makai boundary of the project site follows the County's proposed Ali'i Highway alignment, which maybe subject to futtrrc adjustments based on further engineering and archaeological consideration. 1.2 STATEMENT OF OBJECTIVES The objective of the proposed project is to develop ahigh-quality master-planned residential community that is in concert with the long-range development plans for the Keauhou Resort and the region, and that provides a range of residential products in response to projected mazket demand. The proposed development has been master planned to respond to the topographical, environmental, and cultrual chazacceristics of the site, including the protection of important azchaeological sites and site complexes. The property owner and applicant, KIC, has the finanaal capabilities to plan, develop, and mazket the proposed residential development within Pazcel 53. Section 1: Ptojec[ Description Page 1 a s N 0 . OAHU V , Are. E KAUAI %0 P-' 'na MOLOKAI MAUI S Z) QD HAW' $111111111111 HONOKAA Cmilift .r: HAWAII AP 40,11.17: . (09) )1 HILO \ 'IP 41■11 eoP KAILUA-KONA 1 N op., Jaw 1 aum—im it '..- 11710/0 40 PROJECT SITE 411110.10 Or ( PAHALA NAALEHU Figure 1 ISLAND LOCATION MAP KEAUHOU PARCEL 53 ril 211 0 4 e nib E. T oct _ `11 J �� �..^� .-.tom w« K*Wrap Pr s.s. *wool etifts.:a, . \ c. :: ,,, „ .i. ,(, .,-_------,....-- :-.. , ,•,,. • hank h �•'`iTi4 I, ��" 1\� `�' '� i\ \ �j^� ... _ ''.;• • - 1 ‘,' ...7',0k, \.,\ A\\,\.s., 7,. .,, ;'-"Y `':< ,-,,-e! •,; '. ‘•--, ,-:- ___...s. , . v.iiiirt,„ T„, .„,1.-- % *10.\\'''''s ,\ \,,v,\L,•J:L,..:•\•.\ ,.,• 7 • -‘, 1.....„..zz.....;,,,./-, ----•- il. ‘, \) A 1 , ,c,‘ s',,•,',If'l\,‘,,,„s,,,,....,,,„ ,,,tts:..., .------,.. ,,imiwo. V _" I ` \ (��\ �\. ��' ' e.er„ ro.r \ O >{ - , \, \O \ \:[".. \---.'‘.. ..:r. } ` 1 ` ` `�\ �, t u' •A'� `.01 \\ 1 1. '-.„.--,,,,.'•:.:-.-7, ` = \`...„,..\\•.,..--- .4 \'\ Rreue/u h L" one .4., , 1st •\`, ., '1 .�r \/ `- '1' .N` '�.�' ' \\'• \\\. Cdr a«r`2•._ a Ilul � ' � s. womp Ru I ` � \'' 1t 1f"' 1 �� t11,•'( \' �.. `�,� vim; am,*A.m.-1411:1-1.01110,, ' iii , A \),. C ',,, ".. . , '••••',,, , N` ' \ \-.. L",,,- _ —1 ''i •4404 . '.% Ys4R --. , : ' 7 iik `� V .. -, I ••ems \` '.�-' ,s..,Renre hli t •� f \ L – - ' a �'1 �.I '' \\, -11°`1-'•• c. '' - 14 PROJECT SITE 2}p{yil , , IEav, •,- - .., . k — ' — , lkft ((,: \\ !`1., ' ' .... : _. y -✓ O Ns ' 1 � ' Rwrww h ��� `) \ � .�� � ' CI ‘.t.,, \ilk t liaT��R�'d+ L j , .\ \ 1{ K 11 K A;N Q __ -• a i '' ' u • Rowe.h 1 ' o\• , •5 S. `� .C -2- .......•• : 01 I 11 fg I 0 i,1, it /‘ -.' ‘:1,.. '7- 1., 1 ei , ,, • . ,gip \ �P Figure 2 REGIONAL CONTEXT MAP KEAUHOU PARCEL 53 „ 0.5 o + 2 PBR ..us © ® f t P' I y~ .~I f/o.r rJ! IJx Ici) ® ~ •K M~ ~ MNwI. _ J b - - rr++ccL ~ r~ Iii^%i:[,9 • o~/,~ r.1 1.`.rrW 1 ~1 ti1 e/6 ^ wu/ dL+ R.R~ R w ••..i...1. N`~i r1.R~~..ra 1 1 " 'r~'fi - RI~N 'QC 4 ~i +_l 1- p1~.1.,p1y 4 ~ ~ a . ' • LT d1 Cc tl, fi°.. ~~~w~~27• r csI _ t't- ^o.. es T ~ t T Lr Z wL ~MCR ~ .f e • ~ - I rbC O/ ~ ~ Orµ1 ~ 79 's c, ? PROJECT SfTE r C l-_ J t; TMK:7-8-10:02 + P ~ ~ ~ s y ,.t • ~ 1, . WW 7e t~- _ y~ 4 M1~.i• ^111 1 ; 1 - 1 ~;~Il `v ~ CJO! \ f ^ . i. '1nJ ,r 1 `bar L t~ •?J f yr. V r~ ~ wPEq r.u s i. i .G + 3~5 Ia °!a • s A\ \ +.1^ r.. I S ~ %/.ei• w. .N~` I i _ . \w . [ ! Y , ;~F•I ~ /fANAL (/U BAY ,.J ~ _ 3 o+~'e 1 ~'e•• IL'It ~ ~ ~ ~ c P Figure 3 TAX MAP KEY - KEAUIiOU PARCEL 53 ® m o wo loon FEET a Keauhou Revert Parcel 53 Change of Zone Application (Updated 1 1-04 97) 1.3 SITE CHARACTERISTICS The proposed site is vacant and covered with scrub vegetation consisting primarily of dense koa haole and widely scattercd emergent trees such as kiawe, monkcy pod, and kukui. The property rises from the 110 foot elcvadon at the future Alii Highway alignment to approximately the 600 foot elevation at the intersection of Kuakini Highway and Kamehameha III Road. Located on remnant lava flows from Hualalai, the property is geographically similar to other sites within the Keauhou Resort. These lands characteristically consist of exposed a'a lava with scattered pahoehce exposures and shallow pockets of soil. The general slope of the property is approximately 15 percent, with some steeper slopes exceeding 20 percent occurring in limited azeas within the central portion of the site. Two County reservoirs located neaz the 320 foot elevation aze referred to as Keauhou Tank No. 4 and Kahaluu Tank No. 4, and have 300,000- and 100,000-gallon capadty, respectively. Typical of the Kona Coast, the azea averages approximately 30 inches of rainfall annually, the majority occurring in the summer. Temperatures generally rangc between an average min~mUrn of 62 to 68 degrees Fahrenheit and an average maximtun of 80 to 86 degrees Fahrenheit throughout the year. Winds are light and variable, dominated by local land sea breezes; howcver, Kona storms in the winter season can bring very strong winds from the south or southwest for brief periods. 1.4 REGULATORY BACKGROUND The subject property lies within the State Land Use Commission (SLUG) Urban District, and is designated for Urban Expansion and Low Density trrban uses on the County of Hawaii General Plan Land Use Pattern Allocation Guide (LUPAG) map (Figures 4 and 5). At the time of thc initial application (November 1994) the entire project site was zoned as Unplanned (U); howcver, under the recently amended Zoning Code (Ordinance 96- 160), the Unplanned district is redesignated as an Agricultural District with minimum lot sizes of five acres (A-5a). Single and Multi-Family Residential (RS 6t RM) and Open (O) zoning designations aze located to thc east and north; Village Commeraal (CV) and Mull-Family Residential (RM) designations azc located to the south and west. The Section 1: Project Description page 2 - , - o ~ , -.6P0~. 1 1. 1 r 1 ~ ? S_ , ~ 'M • ^ T ~ ~ 1' O t ~ e„ ~ ~s y~° , ~ - 0 ~ , - _ 1 _ PROJECT SITE ~ - w K:.~:.:: ~ P 100 ..~gw;.;:%?ei4.~::.s:::::::~$i5:;:.::b:..... _ <:'<: ii _ ~ ~ ~ •Y ~ w~. y 1. ~ !!~•rr fG a . y::_.. _ _ _ \J _ ~S' _ ,Y' ~ 9 ~'w a° " LEGEND O URBAN Figure 4 ~ 0 AGRICULTURE STATE LAND USE MAP © CONSERVATION KEAUHOU PARCEL 53 o tooo awo . SOURCE: STATE Oi NAWAn. LAND USE CO4NISSION. DEPARTMENT OF BUSINESS ANO ECONOMIC DEVELOPMENT. KEAIAKEKUA OUAOINdI, DEC. 30. t9l• F ET - i ~ ---_Z~'~~ _ .G~`~ soo ~ r b.. P [ ~ J~-v"• 1 _ / .".-mot. - ~~r•,, ~ T-~-• . SOP . ~ x- : _ . ..may. .,~Od_ t~_r--- ~ CST-- f ~ ~ ~-ar ______U'. ~ v:}::#.:: as _ ~ r:.y. 4::n ..v v~~~ ~ ~ ---1l~• !'}}}`~'•'irY.:k:,v,'•'!:. .':~{ap. <i;Fi:O:}:::: T v I00 ~ ~Y / ` ..Lnw. N I f/~ .per,.-.-.~a.~wn~ _ . _ s , F F _ , e ~ 4~ la -m - "RESORT] r ~ MEDIUM D~VSffY_ a ~ ~ ~~0 ~I = 3 RESORT ~ v e v~ i~ ~Q~ • ~ v A `v' ~ W N y ~ ~ o' ~ ~ Y Figure 5 COUNTY GENERAL PLAN '-i KEAUHOU PARCEL 53 o ~ EOURCE: THE OENEFUL ?LAN•11AWA11 COUNTY, OFOINANOE NO. glaY NOVEMBER 1NNI FEET r_ i ~ - 1 ~ ~ r-- - ~ ,1 - 1~ I I r-- ~ I ~r A-So ~ ~y ~ 1 i, I ~ - - I' "I I I- ~ r 111 : II W Q1 IIII `~I II ~ Iw_ ~I I ~e! L~I ~ ~ , W~ Il UA~50 I _I r I I ~ Illi ->t-a. mLy- 4.10 . i ~.•i1~~~•V'! ~J f'-~i I ~ i I ~ 1 ~1„ ~ A•So - J: I n~ l ' ~ ~ Q l ~ t ~f- y r~ 1 ni ~ o ~ J it A I~ ~ ~ ~ NP.LO I i I ~ I I XAILUA I' n ~ I ~ 1 SEE ~HLZOHE MAP ~_h--a ~aul n la ~~.r•--`hSEE ~ iW' C~ f-~ `?T.L..1~ - -UREA ~ N P ~ a e •I F o , .I _ ' n URBAN Z01 ^`tI~J 1~ ~ I N I I~~°I w I /J `~Il,h`-_' I~ r-= - iii=~..y r'` I_ i 'I /~/~nPL~NNeo ~>I V ~ Imo/ ~ 1 ~ I~~\ •1 'v ` rld 11.i I r-~ .U \ \ .1 ~ ~ I II ~ I , _sD I , 0 z ~ ~ ~'?r~^,~ 1 I -rte I II c ~ ~ I ;y"t`<::- -PROJECT SITE ' ; III II e :l~F~~~Otj:y<:i:i:i:iY:%:~'::::::<5::~;: \ 1 _ T rn i ' I I I 1 ~ C u:~:>`;~:::?:5}:,i;?iiii?3?::i:!:: I ;i..l KAILUA-HON AL 1 ~'I ~ I ~~-SEE NE MAP ~i ZU N A p B R U .M ~ I .<<w I I I I I :a:i: a....::..... 1 r I 1 T s i :::y:g~:; ; :;;~.;.i::::;:: I I ~ I I Jm:rn{~~^::'i:Yfi:~: vy:'+)'n.6K'. `,N j•. T • i 1 ~ - ~ _ ~ .w, PROPOSED ALII DR - - r RFALIONMEM . LEGEND A-s. AGRICULTURE. 5 ACRE MIN. LOT nsT S AGRICULTURE, 7.5 00 SOFT. MIN. LOT Figure 6 A•IA AGRICULTURE. 1 ACRE MIN. LOT u0 UNPLANNED COUNTY ZONING/SMA ~J Psis AGRICULTURE. 15,000 SOFT. MIN. LOT ©sMA eouNDART K E A U H O U PARCEL 53 eao 0 ,000 7000 SOUIICE: NORTN-KONA ZONIND MAP, WUNTY OF NAWAII. PUNNING COMY19$ION ORDINANCE NO. la. fEE. A. 190 FEET i Keauhou Resort Parcel 53 Change of Zone Application (Updated 1 1 04 97) entire project azea, as shown in Figtrre 6, is situated within the County-designated Special Management Area (SMA), which extends from the coastline to Kuakini Highway. In addition to this application for a change of zone, an SMA Use Permit Petition to allow for the proposed uses within the SMA are being sought through a concurrent application to the County Planning Department. Because the property is located within the Kahaluu Historic District, which is listed on the National Register of Historic Places (NRHP), the proposed use also requires compliance with the provisions of Chapter 343, Hawaii Revised Statutes (HRS). An Environmental Assessment (EA) addressing the environmental aspects of the project was prepared and processed according to the requirements of Chapter 343, HRS. Acceptance of the Final EA for the project by the County Planning Department was published in the June 23, 1995, Office of Environmental Quality Control (OEQC) Bulletin. 1.5 DEVELOPMENT PLANS The proposed development, as shown in Figure 7, has been master planned to provide 976 single family and multi-family units in a manner responsive to the natural and historic resources of the site and uniquely suited to the regional location and site characteristics. The project site is naturally divided into mauka and makai development areas by an azea of steep slope which nrru in a north-south direction midway through the property. As planned, the mauka and makai development areas would have primary and secondary access provided through internal loop roads that are designed to fit the natural ten-ain. An internal road would provide a potential connection between the mauka and makai portions. The mauka portion of the project would consist of a mix of multi-family and single family use. Larger lots would be located in steeply sloping azeas to avoid unnecessary grading or other site alterations. Multi-family development would occur near the primary and secondary mauka entries to take advantage of the relatively gentle slopes and views in these 8reas. The makai portion of the project is primarily planned for multi-family development, with some single family homes located at the base of sueper slopes. Those portions of the site not planned for residential development consists of azeas of steep slopes, archaeological reserves, and open space buffer azeas which aze located between residential azeas and Section 1: Project Description Page 3 i , Keauhou Resort Panel 53 Change of Zone Applicauon (Updated 1 1-04.97) higher intensity land uses, such as the planned Alii Highway extension. These open space resources would be connected by an internal trail system, and integrated through uniform landscape design guidelines which would be enforced through restrictive covenants. Buffer areas would also protect the archaeological resources. Archaeological signage, in conjunction with the trail system, is planned to convey the atltural and historic significance of the project azca to visitors and residents. Overall, approximately 25 percent of the project site would remain as open space. In summary, the proposed development provides for the following land uses: Table 1 Land Use Summary MARISA Approximate Dwelling Land Use Units/Acre ~g Units Single Family 1.8 71.6 135 Multi-Family 6.6 48.0 321 Subtotals 119.6 456 MALSAI Approximate Dwelling Land use Unit/Acre ~g Units Single Family 2.4 28.1 6g Multi-Family 9.8 46.0 452 Subtotals 74.1 520 Major Roads 10.5 _0_ Open Space/Archaeological Preserve 74.9 _0_ PROJECT TOTALS 279.1 acres 976 units Section 1: Project Desuiption Page 4 Keauhou Resort Parcel 53 Chan a of Zone lication (U dated 1 1-04-97) 1.6 CHANGE OF ZONE REQUEST As depicted in Figure 7, the proposed development of Parcel 53 provides for a variety of lot sizes and residential product types. In order to implement the proposed development, the applicant seeks to rezone the project azea from the cuaent zoning Agricultural (A-5a) to Single Family Residential (RS-10), Multi-Family Residential (RM 2.0, 3.5 and 5.5), and Open (O) designations, as shown in Figure 8 and summarized in Table 2. Table 2 Summary of Proposed Zoning 1~L)1<A Master Approx Allowable Planned i and /one Acres Units Unit Multi-Family Residential (RM-5.5) 57.5 4551 310 Single Family Residential (RS-10) 97.8 3402 146 Roadways (included as part of the 0 0 0 Residential Districts) Subtotals 155.3 795 456 Master Approx Allowable Planned Tand / .on Units Uni Multi-Family Residential (RM-2.0) 14.0 3041 180 Multi-Family Residential (RM-3.5) 47.5 59l' 272 mingle-Family Residential (RS-10) 3^.7 1382 68 Open Space/Archaeological Preserve (O) 22.6 0 0 Roadways (Included as part of the Residential District) Subtotals 123.8 1033 520 , PROJECT TOTALS 279.1 ACRES 1828 UNITS 976 UNITS Notes: 1: Based on total multi-family zoned acreage, times number of square feet per acre (43,560), divided by required square feet per dwelling unit. 2: Based on total single family zoned acreage minus 2096 for roads, times number of square feet per acre (43560). divided by 10,000 square feet Section 1: Project Description page 5 i .~+Gv rye /0- ~~~~~-O ? _ ''~~p~~~~ ~T.\~+ _ ~ - O app ~ ~ m ~ Y\\~\~l~%% ^i ~ i ~..o-. ~ "~.e., ~ ~-~...~'i'r ~ _ _ mac- ~ i /f~~ G Figure 8 UPDATED 11/3/97 PROPOSED ZONING PROJECT SITE PROPOSED FOR KEAHOU PARCEL 53 ' REZONING FROM AGRICULTURAL (A-5a) TO ® =,n M RS-10, RM-5.5, RM-3.5, RM-2, AND O (OPEN) ~ FEET i Keauhou Resort Parcel S3 _ Change of Zone Application (Updated 1 104 97) In light of the pending litigation before the Hawaii Third Circuit Court regarding the recent adoption of amendments to the Hawaii County Zoning Code (Ordinance 96- 160), this application to formally amend the zoning designations for the subject lands is being made alternatively under the provisions of the Hawaii County Zoning Code that existed either prior or subsequent to the adoption of Ordinance No. 96-160, as applicable. However, the practical impact of this issue on the subject application should ` be neg(igiblc in that the zoning dcsignations being requested, which indudc Open (O), Single-Family Residential (RS) and Multiple-Family Residential (RM) designadons, are provided under either alternative. 1.7 PHASING AND TIMING OF ACTION The proposed development is expected to be built out over a 14 to 20 year period in three phases. Preliminary plans call for Phase I to include single and multi-family development within the maulca area and the first inarmcnt of multi-family development in the makai azea near the primary malcai entry road. Phase II would consist of a completion of the single and multi-family development in the mauka azea and subsequent increments of multi-family development in the makai azea. Phase III would complete the project with the single and multi-family development in the malcai area neaz the secondary makai entry road which would connect with the planned extension of Ali'i Highway. Section 1: Project Dexription Page 6 i I~eauhou Resort Parce153 Special Management Area Use Permit Application 1.0 Project Description (Updated 11-04-9~ 0 Keauhou Resort Pa¢e! 53 Special Management Area Use Permit Application (Updated 1 I -03-97) 1.0 PROJECT DESCRIPTION 1.1 REGIONAL LOCATION The proposed project is located in North Kona, Hawaii, within the Keauhou Resort area, approximately five miles south of Kailua-Kona, (Figure 1 and 2). The project site is ' duectly makai of Kuakini Highway and mauka of the proposed Alii Highway F_xtension, with an eastern boundary along Kamehameha III Road. The approximately 281-acre project site includes a portion of TMK 7-8-10:02 (Figure 3) and is owned by the applicant, Kamehameha Investment Corporation (KIC). Neazby land uses consist of both single and mold-family residential units, a shopping center, golf course, and resort- oriented urban uses. 1.2 STATEMENT OF OBJECTIVES IQC, the project applicant, has the finandal capabilities to plan, develop, and mazket the proposed master planned community. The project objective is to develop amaster- planned, resort-residential community, which at build out would includc a mixture of singlc and multi-family residential units and generous open space azeas. The master plan for the proposed residential development is aimed at responding to the topographical characteristics of the site while providing for the protection of potentially signiFicant archaeological sites. The proposed project is aimed at providing a broad mix of residential opportunities in the North Kona azea in response to existing and projected market demands. A mazket study, prepazed spedfically for the proposed project and included as Appendix A of the Environmental Assessment (EA), submitted with this application, indicates a steadily increasing demand for retirement and second homes, vacation rental units, and some upper and primary/local housing units. The proposed project is one element of a lazger master plan for the Keauhou Resort. This master plan has becn designed to integrate demcnts such as resort and visitor fatilitjes, residential dwellings, limited commerdal development, historical resources, and recreational amenities. Included as part of the Keauhou Resort aze fadlities for golf, tennis, swimming, fishing, boating, and hiking in private and public areas of the development that have been car~'tilly planned to suit the unique site chazatteristics. The overall goal of the Keauhou-Kona Master Plan for Keauhou Resort is to take full Section 1: Project Deaaiption Page t j N Q ~ OAHU V ® E KAUAI MOLOKAI MAUI S Q HAWI - HONOKAA ~ HAWAII HILO q KAILUA-KONA PROJECT SITE PAHALA NAALEHU Figure 1 ISLAND LOCATION MAP KEAUHOU PARCEL 53 = o . e MILES ~ _ '_`1WA I if I { I 'i ~ 1 ~ w ~;1 ~ -~..,y. T, 1 el, y 4 \ 1' ~ I ~n- \ 1 ~ ~ _ T ~ ~ ~ ~ M m.. n.. ~ ~ppr+~ 1 IU\ , ~ ~~i~ ~ ~ vvF ~ ~ ~ . ~ 1 L' ~ ~A ~ ~ e..a„ ~ - a.v ~ 1 N b \ ~ W' ~ A~~'~A~_ cs. ear. ~ •.e. ~ DIY ' ~s ~ ~ ~ ~ - _ ~ f t I ~ t i ~ ~ ~ ~ . ~ ~ ~ I d _ r.r ~ yin t } ,C I A ~~i i ~ ~ A~~~ _ ~ \ ~ ~ ~ I 1 ~ I A_ ~~1 R.r A A \ A ~i ~ ~ ?.YS F I _ Sf 11'111 I ff H_``__~~ 7 ~ ~ I• A ~ ) - I I $ ~ _ , PROJECT SITE ~ o' ' i ~ ' ~ _ t I ~ ~a~if z. 1 ~ ~ ~ ~ ~ ~ u 1 " ~ ~ Z r~ 11~~ A~n ~I ETN~~~~ O .uw~. R ` l ~ ) l > t\ 1 .I 1 ~ o...,... ~ ~ \ M K~U K ANN Zl-_, ~ ~I~ ( ~ l ~ y~ ~ ` ~ ~y,* ~T 2 /r ~ ; 1 I ~ ~ 4 ~ . ` Figure 2 REGIONAL CONTEXT MAP KEAUHOU PARCEL 53 0.5 0 MILES IY' ~L ~ ~4\ ~ NN ~ S 'v~•A7~w lwe~1....I r~-r-. © y!L (t r~ • I ® 0 ~ ~ ! ~ J b : li~TCec - r~ 1 New~- ~ A ~ - ; 14 ~ ~ R°w I•°' 'M~NW ~I IA'r ° fi ^ NLl~ I-wI R.R. .L M •1•. Maw( ~ Ar~l+ra~a / 1 • y` 11~~- I CC°va.a° ~ w~ 4^i 27 ~ f! •i cs ~ _ . o er. - ~ A T t/ • < w. : /NG eL .MG/t ~ 1. l~ Y . _ 4. a /.e - i ( 4 PROJECT SfTE r ,~w ~ r;( L' - TMK:7-8-10:02 ~ _ • . lG~. zel nc. Tt ..F f7e '~\''fT vim, `1' I she "+.L`..~~ ~9~ ~-]4p {y~ ~ 464 ~ tom: ~ ~ >T T °j °e° ^fs.,^ \ ,r°. ~ cam' j//.ct~ A.-~~•t .t f U % ~;~r !•N• J . • /fA//dL UU BAy ..j . • G 'Ley. I~/~T G + ` ~ Figure 3 TAX MAP KEY KEAUHOU PARCEL 53 a ~ • Keauhou Resort Parcel 53 Special Management Atea Use Permit Application (Updated 1 1.03-97) advantage of these resources to aeate a destination resort and residential community that would cater to a wide range of visitors and residents. 1.3 SITE CHARACTERISTICS The subject property is vacant and overgrown with snub vegetation. The entire site lies above Kahaluu Bay, about 2,400 feet mauka of the shoreline at elevations ranging between 100 and 600 feet msl. The gencral slope of thc property is approximately 15 percent, with some steeper portions exceeding 20 percent that are predominantly in the central portion of the property. Abutting the southern boundary of the project site is the 'Ohi'a Cave Preserve, an approximately 20-aae archaeological azea established through prior regulatory approval. Several more archaeological sites of historical and cultural significance are located primarily along the makai boundary, and would be protected within open space preserve and buffer azeas. Neazby land uses consist of both single and multi-family residential units, thc Keauhou Shopping Village, golf course, and other resort-oriented tuban developments. The only structtues onsite aze water tanks used by the County of Hawaii Department of Water Supply, the Keauhou-Kona Resort Company (KKRC) Office, and the KIC Landscape Ntusery. 1.4 DEVELOPMENT PLAN The subject property is bounded by Kuakini Highway along thc mauka side, by Kamehameha III Road along the southern edge, and by the proposed Alii Highway extension along the makai side. Located at the intersection of the three major access roadways leading into Keauhou Resort, the subject property will cstablish the resort chazacter as the "gatcway" into the Keauhou Resort community. Generally, the proposed project consists of a mastcr-planned residential community of approximately 976 single and multi-family units with an overall density of approximately 3.5 units per acre (Fgure 4). A steep slope running in a north south direction midway through the property generally divides the site into mauka and makai development areas. Section l: Project Description Page 2 J Keauhou Resort Parcel 53 Special Management Area Use Permit Application (Updated 1 103 97) The mauka portion of the project would consist of a mix of multi-family units and single family detached homes. Larger lots wotild be located in azeas of steep slopes to avoid excessive grading or other site alterations. Multi-family development would occur near the primary and secondary entries to take advantage of the relatively gentle slopes and views in these azeas. The makai portion of the project is primarily planned for multi- ' family uses with some single family homes located at the base of steeper slopes. Access to both the mauka and makai development areas would be provided by internal loop roads, designed in relation to the natural terrain, with primary and secondary points of entry from both Kamehameha III Road and Alii Highway. A significant portion of the project site would be retained as open space. These include areas of steep slope, azchaeological preserve azeas, and open space buffers located between the residential azeas and higher intensity land uses, such as King Kamehameha III Road and the extension of Alii Highway. A total of approximately 25 percent of the 281-aa~e property would be retained as open space. These open space azeas would be connected physically by an internal walkway system, and visually through uniform landscape design guidelines, which would be enforces through restrictive covenants. An azchaeological interpretive program with approved signage is planned in conjtutction with a trail rystem to convey the cultural and historic significance of the property to visitors and residents. All utility lines will be underground and roadways designed and constructed to County of Hawaii standards. 1.5 SPECIAL MANAGEMENT AREA USE PERM[T The Spedal Management Area (SMA) petition azea, shown in Figure 5, includes the full project site. A petition for an SMA Use Permit is requested to construct the project infrastructure and related improvements to subdivide the land to conform to the the proposed zoning, and orate the individual residential lots to construct single and multi- family units in mnfxmance with the preliminary development plan, as shown in Figure 6. This petition demonstrates that the proposed residential community will be consistent with the objectives and polides of the SMA rules and regulations. The relationship of the proposed development to the objective and polides as provided by Chapter 205A, Hawaii Revised Statutes (HRS) and SMA guidelines, is discussed in Section l: Project Description Page 3 s ? r - 1 1 y ~ i r r_ / I~~II~.i ~ ~ elf I) -i~liA Sa _ \ 11 I ~ rl I I ~ a 5 a L ° ~ Lv :J G ^ I~ ~ Y. `A-Sa _ - it ~ _ ' ~ ~ Il~t ~ iF-__' ~ LEI J . 'I~ r ~ ~ _ /UI W, V,1 ~~I II I I' ''~~II - ~I ~ i,~ III F 10, A;la ~ ;1~ I I -7 1. ,I ~ A-So - JI .I . II _ .'-b ~ I f-' I ~ 11~ ~ ' a... Isar:-,~-~-~/ r:. r•-~ a.~ _ _t. _ rT I r ..,-~a A-Sa ~ ~ P-la LU - I- ~ Ifl ~ L,I~I ~~i.i A t~ ~ ~ SEE KAILUA-H~MAP L-IL ~ A to r~---rhSEE KA1 ~~I AZT---'- - URBAN ZONE I P L ~ N .1 F o ! lul J' URBAN al ~~T ~-~v`I ~ - ~ ~ 'i - ~ U NI FYI r ~ ~ V(~` ~J `~J 1 ~ I ~ I G•Irl- ~ •-y ~ I I P L' H N E 0' 1? l ~ I 'i U H ~'1,ti 1 ~ - ~T~~' i , ~ I R~.,~ lam' ; , /I j i ~ I f i~lo r r i .r` ' r l-J ~ ~ I -PROJECT SITE " - - ,,-;e a i ,I i I~ I 1 - Ir 7~~ ~A_HONAL U IL I A r K ~ E E P - A r C S M I E N 0 Z N It A B R ~I u ~I ~I ' ~I i -I I I i ~1 1~ I , I I lT!k„~`::.;::;t ~ µ`I1 7 I ~ ~Il ~ i~~q I RiAissNl~°~ ~ Y ~ t 4 ~ I /f I . . r ~ In IRS-)5' ~ i .y ~ , r, ---1 a r ..1 ? . - r PROPOSED ALIT DR REAl10NMENT ;END Figure 5 , AGRICULTURE. 5 ACRE MIN. LOT R5.) S AGRICULTURE. 7,5 00 SOFT. MIN. LOT COUNTY ZONIt An• AGRICULTURE, t ACRE MIN. L07 uQ UNPLANNED RSIS AGRICULTURE, 15.000 SOFT. MIN. LOT © SMA BOUNDARY K E A U H O U SOVRCE: NORTH-KONA 2ONINO MAP. COUNTY Of HAWAII, PUHNINO COYYISSION OROINANOE NO FEB. 1). 1%) ® I~Lr • Keauhou Resort Parcel 53 Special Management Area Use Permit Application (Updated 1 1 03 97) Section 6 of this petition. The specific actions proposed within the SMA and included within this petition include: • Subdivision of the petition area into large lot parcels and subsequent subdivision into residential loo, as shown in Figure 6. • Construction of approximately 976 single and multi-family residential uniu and other approved andllary uses, structures and activities. • Construction of related onsiu and offsiu infrastructure improvemenu (roadways, water, sewer, drainage, and electrical). Spedfic locations and details of the infrastructure improvemenu would be identified in the proposed subdivision and related infrastructure construction plans. • Provision of landscape improvemenu assodated with onsite infrastructure. • Construction of access and intersection improvemenu to the proposed development from ICamehameha III Road and Alii Highway. • Construction of trails, signs, and landscape improvemenu assodated with the open space and archaeological preserve azeas. • Proposed project-related improvemenu to existing roadways. Preliminary plans showing the location, size, and chazacter of the multi-family faalities are presented as Figures 19 to 25, within Section 7.0 of this application, would be developed in three phases over a 14- to 20- yeaz time period. 1.6. PHASING AND TIMING OF ACTION The proposed project indudcs Phase Onc development of single and multi-family uniu in the mauka azea and the initial increment of mold-family development in the malcai azea near the primary malcai entry road; Phase Two would consist of the completion of the single and multi-family development in the mauka area and subsequent incremenu Section 1: Project I)e•aiption Page 4 Keauhou Resort Parcel 53 Spetial Management Area Use permit Application (Updated 1 1-03-97) of the multi-family developmenu in the makai azea; and Phase Three will complete the project with the single and multi-family development neaz the secondary makai entry road which would connect with the planned Alii Highway extension. The timing of the respective phases would depend on mazket conditions; however, the first phase would be initiated following rezoning and subdivision approval, which aze expected to take about two yeazs. Table 1 show the preliminary timetable for completing the proposed . project, and Table 2 summarizes the estimated on- and offsite infrastructure costs, which aze expected to exceed $24 million (calculated in 1994 dollars). Table 1 Preliminary Development Timetable (Updated) A~IiQn p~ • Submittal of SMA, COZ, and Draft EA December 1994 • Final EA Acceptance June 1995 • Estimated SMA Approval February 1998 • Estimated COZ Approval April 1998 • Estimated Subdivision and Grading Permit Approvals May 1999 • Estimated Beginning of Construction June 1999 Table 2 Summary of Order of Magnitude Development Costs Amounts in 1997 Dollars (000's) Onsite Offsite Total • Grading $1,348 $147 $1,495 • Roadways $4,233 $628 $4,861 • Drainage $1,939 $1,017 $2,956 • Water $2,950 $3,276 $6,226 • Sewer $2,023 $1,628 $3,651 • Electrical/Telephone $2.399 $1.665 $4.064 Subtotals $14,892 $8,361 $23,253 10 Percent $1,489 $836 $2,325 Contingenry Estimated Totals $16,381 $9,197 $25,578 Note: Development costs calculated in 1994 have been updated based on inflation rate information provided by the Department of Labor, Bureau of Labor Statistics. Section 1: Project Deauiption Page 5 a I~eauhou Resort Parcel 53 Special Management Area Use Permit Application 7.0 Multi-Family Preliminary Development Plans (Updated 11-04-97) • PNMAry' Mau/va 4, r ~~r a4 t 1~n 9 Nc .c, E,y r n ~ ~,,a ~ ~A D ~b '~O ~ ~ci ~ 1 ~t 41 N J b ~y ?vi W' 1'W r+d N' 0 Y i O S ~7ACYV a s \IIIfrO ~ ~ h MO y1 Figure 19 UPDATED 11/3/97 PRIMARY MAUKA ENTRY TYPICAL MULTI-FAMILY SITE PLAN KEAHnOnU PAR^CEL 53 FEET a r~ ~A,~,e ~ q~ 'p .j 1,~~~J~ / - r ~ 1 - ^w~l~ ~ , ~ MnNlw Eivrhr II l ~ Gowv r rn I c ,:e~ ~ e ii / I \ I / / I s/N6~ ~s,irr p5sioevTio,~ 1 Figure 20 UPDATED 11/3/97 SECONDARY MAUKA ENTRY TYPICAL MULTI-FAMILY SITE PLAN KEAHOU PARCEL 53 W ®ol~`.I I fEET ---u u--~ r~ 11 i i 36t~- ~ f - 1 h ~ ~M4Afl1' MgfG4f B~+7RY 1• r4L (1 If(gH?vAY ~ P U 7ti~~ FlgUfe 21 UPDATED 11/3/97 PRIMARY MAKAI ENTRY TYPICAL MULTI-FAMILY SITE PLAN KEAHnOMU PARCEL 53 FEET ®o~~+~l I a DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII , i~. ~ ~ ,r;'-~', HILO, HAWAII DATE November 14, 1997 Memorand m To :Planning Director FROM rtment of Public Works Engineering Division SUBJECT: Change of Zone Application (REZ 95-18) Applicant: Kamehameha Investment Corporation Location: Kahaluu, North Kona HI TMK: 7-8-10:02 We have reviewed the subject application and offer the following comments: ildin 1. Please refer to our August 8, 1995 memo attached. If you have any question please contact Thomas Pack of our Kona at 327-3530. TWP:sIs cc: Engineering -Hilo Engineering -Kona Planning -Kona EXHIBIT ~~3yS DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DAre August 8, 1995 l~?~!e~~.ona~=~~Ci~,~ To :Planning Director FROM G ~M. Kuba, Chief J Engineering Division sua.lecr: Change of Zone Application (REZ 95-,Y)~ ~ SMA Use Permit Application (SMA 95-2~ Applicant: Kamehameha Investment Corporation Location: Kahaluu, North Kona, HI TMK: 7-8-10:02 We have reviewed the subject application and our comments are as follows: 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. 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. A drainage study should be prepared and a drainage system should be installed meeting with the approval of DPW. 5. All grading and grubbing activities shall comply with chapter 10 of the Hawaii County Code. Memo to Planning Dir. ~r August 8, 1995 Page 2 Solid Waste 6. The developer shall prepare an integrated solid waste management plan for the development which is to be administered by the Association of Homeowners or by the developer if no association is established. The plan shall meet with the approval of DPW. Wastewater 7. Sewer lines should be installed to tie in with the Heeia Wastewater Treatment Plant. Roadways 8. Vehicular access to the individual lots should not be from the arterial roads. 9. The driveways must conform to County standards. The sight distance must meet the requirements of the Statewide Design Manual. 10. Roadway connections to the adjoining parcels should be provided meeting with the approval of DPW. These roads should be open to public traffic. It is DPW policy on large subdivisions to recommend that functioning interconnections be made to adjoining parcels. 11. All roadways within the proposed development should follow the guidelines incorporated in the Hawaii Statewide Uniform Design Manual for Streets and Highways. These roadways should also meet the requirements of DPW. Curb, gutter, and sidewalks should be required in areas of pedestrian traffic. 12. All roads should be built to county dedicable standards. 13. In the interests of pedestrian and bicyclist safety, the applicant should provide a paved shoulder or sidewalk along its Kamehameha III Road frontage extending to the right-of-way. Pavement transitions, striping, drainage improvements, and relocation of utilities may be required. 14. The improvements recommended in the applicant's Traffic Impact Analysis Report (TZAR) should be required as conditions of approval. These improvements include: the construction of Alii Highway; right turn lanes from Kuakini Highway and Alii Drive onto Kamehameha III Road; and left turn lanes from Kamehameha III Road into the subdivision. TWP:sIs / cc: Engineering -Hilo Engineering -Kona Planning -Kona r~, Ot ~9 r~. n` n `°ti ~s` DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII ~~~a,rN~ , 25 AUPUNI STREET . HIL O, HgWgll 96720 TELEPHONE (8081969~ta21 FA% 180819696996 August 3, 1995 T0: Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION N0. 95-18 SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION N0. 95-04 APPLICANT - KAMEHAMEHA INVESTMENT CORPORATION TAX MAP KEY 7-8-10:PORTION OF 2 We have reviewed the subject application. Presently, the Department's water system in the area is unable to service the anticipated water demand of 570,000 gallons per day for the development. However, please be informed that the applicant is currently developing additional well sources in the Keauhou Mauka area. Should these sources prove to be adequate, the applicant will then be required to provide transmission and distribution waterlines, and storage reservoirs to connect to the Department's existing water system. To ensure an orderly water system development in the Keauhou area, the applicant should submit a water master plan to this Department for review and concurrence prior to approval of this zone change. G~~~ Milton D. Pavao, P.E. Manager GGA copy - Kamehameha Investment Corporation EXHIBIT ,C. l/llafer ~rin~e pro~reae... ,~~v o~ ~~K ~ - tiW'•y' Harry Kim Stephen K. Yamashiro Admini,tratu, Mayor Bruce D. Butts •i'V. _ A,tutant Adminim 1>f O~ M•~ Cn~lznf~l n~ ~ttflrttii CIVIL DEFENSE AGENCY 920 Ulu6ni Street Hilo, H~wr,ii 96720 (808) 935-0031 F~: (808) 935-6460 TO: Virginia Goldstein, Planning Director FROM: Harry Kim, Civil Defense Administrator DATE: August 2, 1995 8 SUBJECT: Change of Zone Application (REZ 95~1'f, SMA 95,1 Kamehameha Investment Corporation TMK: 7-8-10: Portion of 2 General Comments 2.1.3 Natural Hazards: The project, as identified, would not be subject to tsunami threats. I question the statement regarding "less exposure to seismic threats" as the entire island of Hawaii is classified as Zone 3; and proposal by the Hawaii Earthquake Advisory Board is to reclassify the entire island as a Zone 4 due to assessment of earthquake hazard. Project proposal must include possible threat of tropical cyclones (hurricanes). SDQCIfIG Recnmmandatinn Request that the project develop an emergency-response plan. dy ' EXHIBIT JM(Y Os y.~ 4~.•" ~Le. Stephen K Yamashiro ~ Nelson M. Tsuji • Mayor Fire Chaf :i•- 1,~ O;:M'YI Edward Bumatay Deputy Fire Chief (~uunfg n~ ~ufuttii FIRE DEPARTMENT ' 166 Kinmle Stree[ Hilo, Fla•vxii 967262983 ' July 19 , 1995 9618297 fix (808) 961-6920 To: Virginia Goldstein, Planning Director From: Nelson M. Tsuji, Fire Chief SUBJECT: CHANGE OF ZONE APPLICATION (REZ 95rZ~ REQUEST: UNPLANNED TO RS-10, RM-3 & OPEN SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (SMA 95-,Z'f REQUEST: DEVELOPMENT OF A MASTER-PLANNED RESIDENTIAL COMMUNITY TO CONSIST OF APPROXIMATELY 246 SINGLE-FAMILY RESIDENTIAL UNITS, 730 MULTIPLE FAMILY RESIDENTIAL UNITS AND RELATED IMPROVEMENTS APPLICANT: KAMEHAMEHA INVESTMENT CORPORATION TAX MAP KEY: 7-8-10: PORTION OF 2 The Fire Department's requirements as stated in the Fire Code are: "Fire Apparatus Access Roads "Sec. 10.207. (a) General. Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Required. Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. "EXCEPTIONS: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. "2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). ,~pu EXHIBIT .r• v~~~~ To: Virginia Goldstein, Planning Director Page 2 July 19, 1995 "3. When there are not more than two Group R, Division 3 or Group M Occupancies, the requirements of this section may be modified, provided, in the opinion of the chief, fire-fighting or rescue operations would not be impaired. "More than one fire apparatus road may be required when it is determined by the chief that access by a single road may be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. "For high-piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire apparatus access road shall be not less than 20 feet. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. "EXCEPTION: Upon approval vertical clearance may be reduced, provided such reduction does not impair access by fire apparatus and approved signs are installed and maintained indicating the established vertical clearance. "(e) Permissible Modifications. Vertical clearances or widths required by this section may be increased when, in the opinion of the chief, vertical clearances or widths are not adequate to provide fire apparatus access. "(f) Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all- weather driving capabilities." (20 tons) "(g) Turning Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. "(i) Bridges. When a bridge is required to be used as access under this section, it shall be constructed and maintained in accordance with the applicable sections of the Building Code and using designed live loading sufficient to carry the imposed loads of fire apparatus. To: Virginia Goldstein, Planning Director Page 3 July 19, 1995 "(j) Grade. The gradient for a fire apparatus access road shall not exceed the maximum approved by the chief." (15%) "(k) Obstruction. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. "(1) Signs. When required by the fire chief, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both." "INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY SYSTEMS AND APPLIANCES "Installation "Sec. 10.301. (c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. "(d) Fire Hydrant Markers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. 0 To: Virginia Goldstein, Planning Director Page 4 July 19, 1995 "(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." •~/rH 6£ Fire Chief NMT/mo 0 "~w `off • ~Yle~, Stephen K. Yamashiro Manor i r l'LII1ITIfk1 D~ ~tlfllMTt OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT 50 Wailuku Drive • Hilo, Hawaii 96720.2484 ~ V/1T 18081961-8379 • FAX (808) 961-8685 November 13, 1997 MEMORANDUM TO: Virginia Goldstein Planning Director FROM: Edwin S. Taira ~.o~ Assistant Housing Administrator SUBJECT: Change of Zone Application (REZ 95-18) Request: A-5a to RS-10, RM-2, RM-3.5, RM-5.5 and Open Special Management Area IIse Permit Application(SMA 95-4) Request: Development of a Master-Planner Residential Community to Consist of Approximately 203 Single Family Residential IInits, 773 Multiple Family Residential IInits and Related Improvements Applicant: Ramehameha Investment Corporation. TMR: 3/7-B-10: Portion of 2 The Office of Housing and Community Development (OHCD) offers the following comments: Affordable housing conditions, pursuant to current Hawaii County Housing Agency policy, should be applicable to the request. Thank you for the opportunity to comment. a t to ctllflen t 1g~ 33 29,E°.°'• E X H I B I T EOUAL HOUSING OPPORTUNRY 'AN ECMIAL t)PPCRrIIMTY EMPLOYER' 0 HAWAII COUNTY HOUSING AGENCY Resolution No. 65 RESOLUTION TO APPROVE AN INTERIM AFFORDABLE HOUSING POLICY FOR THE COUNTY. b(HEREAS, affordable housing has been and continues to be a problem plaguing our community; and WHEREAS, The General Plan goals to "Attain a diversity of socio-economic housing mix throughout the different parts of the County° and to "Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income" are becoming increasingly difficult to achieve; and WHEREAS, The General Plan further provides that "Large industries which create a demand for housing shall provide employee housing based upon a ratio to be determined by an analysis-of the locality's needs"; and WHEREAS, the County has been imposing an inclusionary housing requirement through the rezoning process since 1974 based on the premise that every community has an obligation to provide housing opportunities for lower income households in a racially and economically integrated envi ronment; and WHEREAS, the County also imposed an employee housing requirement through the rezoning process since 1977 based on the premise that new developments should be held accountable for the impacts they will be generating in a community; and WHEREAS, the complex nature of these requirements, the wide _ variations among 9.evelopment proposals and the numerous possibilities for implementing the requirements have combined to raise issues of equity, fairness and consistency in the handling of rezoning applications; and WHEREAS, the County desires to be fair and consistent with developers and at, the same time be consistent with the General Plan; and WHEREAS, the County is in the process of developing an impact fee ordinance and a comprehensive financing analysis and plan for the infrastructure requirements of the County which may dramatically alter the present method ofexacting improvements and resources through the development review process. _ NOW, THEREFORE, BE IT RESOLVED BY THE HAWAII COUNTY HOUSING AGENCY that it adopts an interim housing policy which shall guide the establishment and implementation of employee/affordable housing conditions as part of the change of zone process until such time as it may be amended by the~County Housing Agency as follows: 1. Requests for residential rezonings will be assessed as follows: a. 5 units or less - no requirement b. 6-50 units 10$ requirement c. 51-100 units - 20~ requirement d. 101-150 units - 30'b requirement e. 151-200 units - 40~ requirement f. 201-250 units - 50e requirement g. more than 251 units - 604 requirement 2. Requests for Resort rezonings will be assessed based on an analysis of jobs generated, the resultant number of households to be supported by those jobs and the percentage of those households which would require housing assistance based on income characteristics. At this time, the assessment amounts to 42 affordable units for every 100 resort units proposed (42 a), 3. Requests for Industrial rezonings generating more than 100 employees will be assessed based on an analysis of jobs generated, the resultant number of households supported by those jobs and the percentage of those households which would require housing assistance based on income characteristics. 4. Satisfaction of these requirements will be accomplished through the use of the following options which are presented in a descending order of preference: a. Provision of Affordable Units On-Site. The recommended ism ution o ese um s is a Z of the units be affordable to families earning less than 80S of the median family income, 20S of the units be affordable to families earning between 80Z and 120 of the median family income and 30Z of the units be affordable to families earning between 120$ and 140'b of the median family income. b. Provision of Units Off-Site. Employee/affordable housing requirements may a sates ied with the provision of units on a separate parcel. Units provided to satisfy an inclusionary requirement must be situated within the same district as the market rate units. Units provided to satisfy an impact based requirement must be provided within a 30 mile radius of the job site. c. .Provision of Developable Land. Contributions of _ eve opa a property may a accepted to sat sfy _ .employee/affordable housing requirements. The amount of land required will be determined by an assessment of the value (by appraisal) of that contribution measured against the projected in-lieu fee value that would otherwise have been required. d. Provision of Infrastructure/Services. Contributions of in rastructure services may a accep ed to satisfy employee/affordable housing requirements. The infrastructure/services provided must be linked to the provision of affordable housing units. The value of the contribution will be measured against the in-lieu fee amount that would otherwise have been required as the basis for allocating credit. e. Payment of In-Lieu Fees. The payment of in-lieu fees may e accepte o sag s y employee/affordable housing requirements. These fees are calculated by determining the amount of subsidy required to provide housing units affordable to our target groups. The fee, averaged for the various target groups to be served, amounts to 510,601 per affordable unit required in 1990 dollars. The fees will be updated on an annual basis. 5: Implementation of these requirements may be affected by a number_ of different factors. Consideration of the following factors may provide additional guidance for determining the appropriate option for satisfying the employee/affordable housing requirement: a. Bonus Credits. Bonus credits may be given to developers w o prove a more units in the lower price ranges than is required through the standard 10-20-30 distribution outlined in (4a) above. The credits will range from 3 bonus credits for every extra unit provided for families earning less than 80S of the median income down in regular intervals to 1.5 bonus credits for every extra unit provided for families earning less than 1108 of the median family income. b. Im lementation Timetable. The method of satisfying the emp ogee a or a e ous~ng requirement shall be approved by the County Housing Agency prior to the issuance of Final Plan Approval/Final Subdivision Approval, whichever is applicable, for the project. Employee/affordable housing units shall be developed concurrently with the market project upon which the requirement was imposed. The provision of sand, infrastructure, services or in-lieu fees must be made,pri or to the issuance of any building permit for the market project upon which the requirement was imposed. c. Incentives to ex edite the production of affordable units. e ounty s pre-emptive out o n ty, as containe in 201E, may be utilized to expedite change of zone requests, subdivision and plan review as well as the consideration of reduced,Aevelopment standards. d. Waiving of additional affordable housing requirements. ~t~ona a or a e ousing requ~remen s or o r-si e Satisfaction of existing requirements will be waived, provided that the parcel is utilized exclusively for the provision of affordable units. Additional market rate units produced on the parcel will be assessed based on the provisions outlined in (1) above. BE IT FURTHER RESOL4ED THAT the Hawaii County Housing Agency directs the Office of Housing and Community Development to implement the interim affordable housing policy as established above until such time that an Impact Fee Ordinance, a Comprehensive Infrastructure Financing Plan or any other pertinent document is adopter that requires its modification. This Resolution shall take effect immediately. Dated at Hilo, Hawaii this 2nd day of May 1990 HAWA I COUNTY HOUSING AGENCY ~ S . <<-~l~.d.d~L.r- airman R ce- irxoman d~- em e / em er ~C.. w,i _ em er (Do not concur) TF(513ERT' em er (Ib not concur) 3'FEACEI~K.-5 em er (Do not concur) STEPHEN K. YAMASHIRO, Member BENJAMIN J. CAYETANO LAWRENCE MIIKE GOVERNOR ~ ~ O~RECIOR O~ RE4liH ~ a an STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BO% 918 HILO. HAWAII 96711-0918 i' " MEMORANDUM DATE: November 10, 1997 " T0: Virginia Goldstein Planning Director, County of Hawaii FROM: Aaron Ueno District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 95-18) Request: A-Sa to RS-]0, RM-2, RM-3.5, RM-5.5 and Open Special Management Area Use Permit Application (SMA 95-4) Request: Development of aMaster-Planned Residential Community to Consist of Approximately 203 Single Family Residential Units, 773 Multiple Family Residential Units and Related Improvements Applicant: Kamehameha Investment Corporation Tax map Kev: 7-8-10:Portion of 2 The subject project is required to be serviced by a Wastewater Treatment Works. Sewage flow calculations and the proposed design plans for the sewage treatment and disposal system needs to be prepared by a Registered Professional Engineer licensed by the State of Hawaii. These reports would need to be submitted to our Wastewater Branch (Ph. 586-4294) in Honolulu. 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." The applicant would need to meet the requirements of our Department of Health Air Pollution Rules, Chapter 60.1, Title 11, State of Hawaii for fugitive dust control. If there is need to discuss these requirements, please contact our Clean Air Branch staff(Ph. 933-0401). The applicant should contact the Army Corps of Engineers (COE) to identify whether a Federal permit (including a Department of Army (DA) permit) is required for this project. A Section 401 EXHIBIT 11119 J Virginia Goldstein November ] 0, 1997 Page 2 Water Quality Certification (WQC) is required for "Any applicant for Federal license or permit to conduct any activity including, but not limited to, the construction or operation of facilities, which may result in any discharge into the navigable waters...," pursuant to Section 401(a)(I) of the Federal Water Pollution Act (commonly known as the "Clean Water Act (CWA)"). If the project involves the following activities with discharges into State waters, an NPDES general permit is required for each activity: a. Discharge of storm water runoff associated with construction activities, including clearing, grading, and excavation that result in the disturbance of equal to or greater than five (5) acres of total land area; b. Construction dewatering effluent; c. Non-contact cooling water; d. Hydrotesting water; and e. Treated contaminated groundwater from underground storage tank remedial activity. The application for NPDES general permit coverage should be submitted to the Director at least 30 days prior to the discharge to State waters. If there is any type of process wastewater discharge from the facility into State waters, the applicant may be required to apply for an Individual NPDES permit. The application for an Individual NPDES permit should be submitted to the Director at least 180 days prior to the discharge of process wastewater to State waters. Should you have any further questions regarding this matter, please contact the Engineering Section of the Clean Water Branch in Honolulu at (808) 586-4309. Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter I 1-46, "Community Noise Control." a. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. 0 Virginia Goldstein November 10, 1997 Page 3 b. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. c. The contractor must comply with the requirements pertaining to construction activiiies as specified in the rules and the conditions issued with the permit. Should there be any questions on this matter, please contact the Department of Health at 933- 0395. W P6.I:RFZ97• I8.mi a"v„•~,~ Ur2'4:`1l~ ,.++'p n"~+ 1liZ.. rVa.YASHIDA y.. 1,,,. "'r0A Ga.?R40a ~a~ ~ ^^wt C,a E. 1~i .^'liiw` .j l~\ ~ C?W:Y D.F?C:OpS o j~ i?-p ~L E4N M. OKLV07~ 1` ` /f~l BRIR.V N. MIPLIAI ~~'~a~w~ I-- i.~ STATE OF HAWAII _ w REPAY RepBR r~ DEPARTMENT OFTRANSPORTATION • - ~ ~ • ~ • 809 PUNOH.BOvVL STREET ~ STP 3.327 !iOPJOLULU, HANlAII 96813.5097 November I7, 1997 Post-IY Fax tJUtB 7671 Jg, ~ages? 02 ~Yis. Virginia Goldstein TO F'ra a ~ Coc'n ~}Ictr Ef°"' D l2 Director co.;Deco. Planning Deparanert Pnona < Pnona a J Cotutty of Hawaii Pax. Fox 25 Aupurti Street, Room lU9 Hilo, Ha•,vaii 96720-~i2j2 _ . Dear Ms. Goldstein: Subject: I~amehanteha Investment Corporation Change of Zore Application (REZ 95-13j and Special ~4anagement .4:ea Use Pertnit Application (S\La 9~-~) T_N1K: 7-8-10: Por. 2 Thank you or }'our transmittal ofNoti'ember 5, 1997. Our conutlznu are as follows: I. The subject development all haee an adverse impact on the regional t:ansponaticr. system and also create problems to the internal roadway cire;llation system. 2. 0'u comments of August 30, 199, STP 8.69>8 (crpy at'.achzd), regtured that the ee~•eloper revise and update the Traffic Impact Analysis Repon (TIAR} for our review and approval. l\'z have not recei~~ed the revised TLAR. 3. At a minimum, thz dcveloper should be .responsible for the design, right-of-wa} and conssuction of highway widetung and intersection improvements, including but rot limited to, an exclusive right-tum lane from southbound Kuakir~ Highway onto Kamehameha III Road, t~ao left-t1u~1 lanes from northbound Kuakini Highway onto Kanlehameha IiI Road. Additional imp:o. ements may be required, pending oar evaluation of the revised TZAR. 4. The developer should be responsible to pay his prorata shaze of regional improvements in this area. EXHIBIT ~ 113J5 n his. Vs;;irsa Uoidstein STP 3.a'_'~7 Pa_~e Z \'ovember 17, i997 Plans for constr.[etion ::ork::itlun the St t: h~gh:ia; right•o::ti°ay must be submined for our revie:::~nd approval. ~Ve ::ill defer futther wrnntents until +,ve havc an oppotmutity to revie:: tl:e repeYi. 1%ery truly yours, TCAZL7 H.4Y 4SI fIDA Director of Transportation .attach. - • 3[H_A\IIF; C4i:.d10 I w~4 N_4'A:M1 4. i'7,.1'M1A, PY C. STATE OF HAWAII oe~s;rraer;r o= ~~r~c,u _ No~embc-rZCc, 19y;' Y!~„ I % ~ ~ ,t -!~-v - r (f n .J- ~'I.. 4'irgiuia Gi~ldctr•in - - - Plactnine Dirzctor County o1~Ha~raii 'j Aupuni Steet, Room ! 09 Hi;o. Ha~yaii 96120-a'~' Dear:M1ls. Gold;tei!-t: ~JUl'je2t: IS.Catt1i01 Rrsort ?'aI-C.'1 kEZ 9~-i8 anu S~'iA 9=;. Ih~ Dzparttneut of Fducaticn (I-iGE) projects chat the r_opoed 9'6-unit proje:,i ~ci;l ha~z tho folloti+ittg enroL'tneca impacts: Schooi Proi2ctzd Stud~>nts Kt:hakai Elentzntan~ iK-~ l 9R kealakeh~ .lntermediata (0-81 39 ICzalakehe High (9-12 nt huiidoa~'I ~9 A~ a condition of r,zoning, ~~~e rc~uest that the applic:t,-tt be m~{uired to contribute to the fiwding and~or construction oT sdtool facilitizs, on a pro rant basis. as detenninrd b~'- ;u:d to the satisfaction of tt~e DOL. `t-he contribution ~.al benefit scauols ~citbir. the I~ez'.akehz Hig;; Schoi,l cornplzx. EXHIBIT Y - rd: 4F~IRFAnTI'JE nC~ iUh PY~ _IA~ ~GPGR'.;X~" ELt~'_~. °_R i a ~f;. Virginia Goldstein Pace Z ?`cis"etzlh~t'U, 199, are t~-i}iin~ to meet ~x"it. your denu-nnent and the applican~. to discuss the ISO •5 fair-share reyuiremrnfs in liuther det:,il. If Boa ha~•e ant' questions, please call Mr. Sa:tiord Ilcppu at 4862. •rhanlc SinCefell'. [Ierntan 1~1. Aizau•a. PIi.I~. Supcrutlen~leut I~4~I<~:h~.- cc: A. Suva, CABS P. IIer;ir.; HIDO ~ # ~ ~ j ~ f I~eauhou Resort Parcel 53 Change of Zone Application (Insert) County of Hawaii-~, (Updated 11-04-97) 0 I~eauhou Resort Parcel 53 Change of Zone Application 1.0 Project Description (Updated i 1-o4-9'n r Keauhou Resort Parcel 53 Change of Zore Application (Updated 11-04-97) 1.0 PROJECT DESCRIPTION 1.1 REGIONAL LOCATION The proposed project is located in North Kona, Hawaii, within the Keauhou Resort azea, which is located about five miles south of the town of Kailua-Kona, (Figures 1 and 2). The approximately 281-acre project site is directly makai of Kuakini Highway and mauka of the proposed Alii Highway extension, with an eastern boundary along Kamehameha III Road. The area along the northern boundary is vacant scrub land, similaz to the project site. Access to the site is provided by a driveway at the end of Makolea Street neaz the Kamehameha Investment Corporation (KIC) landscape Nursery, and another driveway off Kamehameha III Road leading to the County water storage tank located neaz the 320-foot elevation. The applicant and property owner is KIC, which is owned by Pauahi Holding Corp., a wholly owned subsidiary of Kamehameha School Bernice Pauahi Bishop Estate (KSBE). The site includes a portion of Tax Map Key (TMK) 7-8-10:02 (Figure 3). Neazby land uses include the Keauhou Shopping Village, single and multi-family residential azeas, golf courses, and other resort- oriented urban development. The 20-acre Ohi'a Cave Preserve is situated along the southern boundary, between the project site and the Keauhou Shopping Village, Phase II. The makai boundary of the project site follows the County's proposed Ali'i Highway alignment, which may be subject to future adjustments based on further engineering and archaeological consideration. 1.2 STATEMENT OF OBJECTIVES The objective of the proposed project is to develop ahigh-quality master-planned residential community that is in concert with the long-range development plans for the Keauhou Resort and the region, and that provides a range of residential products in response to projected mazket demand. The proposed development has been master planned to respond to the topographical, environmental, and cultural chazacteristics of the site, including the protection of important archaeological sites and site complexes. The property owner and applicant, KIC, has the finandal capabilities to plan, develop, and market the proposed residential development within Pazce153. Section I: Project Description Page I N Q OAHU KAUAI v ® E - MOLOKAI Fi~,~.~~"^.,~.- MAUI S HAWI ~C:r~~" - HONOKAA o HAWAII HILO KAILUA-KONA PROJECT SITE PAHALA NAALEHU Figure 1 ISLAND LOCATION MAP KEAUHOU PARCEL 53 ®z o a MILES O - ~ -Y- - ~q- A~ ( r _ ~ . ~ - }~A ~ ' w...rore.w '~!G, ti~ V ~ A~ ~ ~ ~ ~ ~ ~~ru z 7 ~ g ~ ~ ~ ~ i ~~~~~~~~~I~ ~ ~ ' ~ ~ ~ CC ( ~ ; i M~Iw roan ~ ' ~ l ~ vv vv r- _ 11 l Nee ro,M~~ ~tl ~U~ ~ / l ~ „2a.~YY L l ~ If1 ~~8~ t ~ 5 ~ ~ Y ~ ~ V 4 ~ ~ e..,ww~ n Gr""~ o~~ ~ ti, ~ ~ f I~ ~ qi.~4 ~ - • ~ e V t -f co-~n.a ~ ~ IIIL e ~ LIE ~ `WI ~ ~ ~ ~ ( 1 ~ .CUb~ ~ _ IT V.p• till rw. vwi a eL"~ 1 1 ~ ~ J ' ~ A ~ ~ ~i ~1~ ~ ti ~~'z ~ - l ~ , ~ ~ Z ~ ~ ~ ~'~~~~d a~1~p ~ ~ a.m.. d" I I ~ i ~ ' MP U ' V' ~ 5 ~ ~ v`~i" ~ ~ ~ ~ ~ ~ ~ ~ ~ .e.mw n w ~ I 'I I I I a I\ 1 1 l ~ ~ ~,~-y ~ , l yQA ~ .k PROJECT SITE ~ ~ ~ ~ ~ ~ ~ - R.rwieRrw~i I/// ~~~E 4~BE`~~~ S za ~ ~ i r I i ~ ~ l~ ~ i y- '"r' xer.rorn ` ~ 1 A y,mu q ~ ~ ) h ~__Y / ~ x,,.~on Lys i~ 1 li 1 - ` ~ I ~ ~ ~4 ~ t ~ ~ ~ ` 1 H K1U~ A,YN,R-'-' A~ ~ ~ ~ ~ , A ~ ~ T z <y~yp ~L` 8 ~ rN N .4~IMNC RIB ~ ~ ~"V^[ ~ I ~I Ar- ~ ~ i ~ a 2 ~ ~1' " ~ . ~ ~ P ,I I I Figure 2 REGIONAL CONTEXT MAP KEAUHOU PARCEL 53 ®o~--i MILEH r ~ V a~ A..$/ ~ © ~ / I t 0 t. / ~ NB l1 Ke+rA7wMa hdl.«•I n.~r. ~ • 4~FL ! o• < 4 ~ of T. tl9G Ac. ® „ I A i W/ HMO / K?A~t/rI N~ ~~TT ? ~ e4 KUr" ~ rrl •.c«ru,r ~ ~ ~ ~y/, iip'6 ^ will N/^'1 R.A. R N A{.nl~n.I) Ir. J/ J ~ //.JO{Ae ~ V ~ 4 .ss...p 4 { ~ r, e e l..e.rs n~ Cc ri°f~°... l % 27 A E s > ~ ,.o~ ...r....,.r Cri - ~ L A T C/ I .r ...an Z /NG /NCR f A F. pf t F. rtb9 O nn i Tier }i? V._ > Orpfa l+c. 79 's •~~1e~16a >4T/1 AC •y~A~ s O. ?f f ,rr~,IyAa ~ tiI. ~ ~ti. Y ~ / F Ire f ~l' ~I `~v "~.4 i f Y 'Y A PROJECT S1/yT~E r ,tw C _i~ 4~~ ~~ti e•" E>'' ~ ~ S scl. zoT nc. ~ ~t~2f Aq F/o .`n af~~~ /A ri ^V~` y r r ) b~~ C" meL>Aa MO.4. CDO,J A- q~ A ~ \4i ryw ~ rl y~ ~ I 4E4 ~ w • ~v: ~ ~ ~ 35 A Jx cfa ~ ¢.i~ \ •New r.. ~ ~ /\~/•ett i1a~i yap` r...e~e y~, ~'yS'. s ~',t I ~ U s_- ~A 1 r• f4' { , ILJI 3 ,.~.~r X/ATyJ t KANAL U U BAY - -J R`[Q" l J _ ~ EA •9~ w ±b v ~ /z.efuk Figure 3 TAX MAP KEY KEAUHOU PARCEL 53 FEET ®~itins=i • Keauhou Resort Parcel 53 Change of Zone Applicalion (Updated 1 1-04-97) 1.3 SITE CHARACTERISTICS The proposed site is vacant and covered with scrub vegetation consisting primarily of dense koa haole and widely scattered emergent trees such as kiawe, monkey pod, and kukui. The property rises from the 110 foot elevation at the future Alii Highway alignment to approximately the 600 foot elevation at the intersection of Kuakini Highway and Kamehameha III Road. Located on remnant lava flows from Hualalai, the property is geographically similaz to other sites within the Keauhou Resort. These lands characteristically consist of exposed a'a lava with scattered pahcehce exposures and shallow pockets of soil. The general slope of the property is approximately 15 percent, with some steeper slopes exceeding 20 percent occurring in limited azeas within the central portion of the site. Two County reservoirs located neaz the 320 foot elevation are referred to as Keauhou Tank No. 4 and Kahaluu Tank No. 4, and have 300,000- and 100,000-gallon capacity, respectively. Typical of the Kona Coast, the area averages approximately 30 inches of rainfall annually, the majority occurring in the summer. Temperatures generally range between an average minimum of 62 to 68 degrees Fahrenheit and an average maximum of 80 to 86 degrees Fahrenheit throughout the yeaz. Winds aze light and variable, dominated by local land sea breezes; however, Kona storms in the winter season can bring very strong winds from the south or southwest for brief periods. 1.4 REGULATORY BACKGROUND The subject property lies within the State Land Use Commission (SLUG) Urban District, and is designated for Urban Expansion and Low Density urban uses on the County of Hawaii General Plan Land Use Pattern Allocation Guide (LUPAG) map (Figures 4 and 5). At the time of the initial application (November 1994) the entire project site was zoned as Unplanned (U); however, under the recently aznended Zoning Code (Ordinance 96- 160), the Unplanned district is redesignated as an Agricultural District with minimum lot sizes of five aces (A-5a). Single and Multi-Family Residential (RS & RM) and Open (O) zoning designations aze located to the east and north; Village Commercial (CV) and Multi-Family Residential (RM) designations aze located to the south and west. The Section 1: Project Description Page 2 . ~ --,ww~ ~ ~ - - - ~ I - GV ~ I ~ ~ ~ ~ ~ ~P ~w., .~.q,. ~ J ~ - I ~ ~tio ~ xi ~ C's k O 4 _ ~ eoo~I`"~~ i1 ..c ,~.rAY ~ _ 'l _ _ ~ ~<~`<;d~*~;«:k.,:. ~ PRWECT SITE ...a..::;•.;.:. - _ ":f`''ati,;:'.;t:i:;~;~•:.:',A ~#;s^~r <y~:>* •:~'%.•;w off i~%:``*i::fis6t:.:. ~.;!;(:+M`y.}`!!::; zoo • ? III Q tl 7 LEGEND F19Uf@ 4 ~u uReAN STATE LAND USE MAP Q AGRICULTURE © CONSERVATION KEAUHOU PARCEL 53 500 0 ,000 2000 SOUPCE: STATE OF HAWAII. LAND USE COMMISSION, DEPARTMENT OF BUSINESS AND ECONOMIC DEVELOPMENT. KEALAKEKUA OUAD(H-BI, DEC. 20. 19]0 FEET ti - r-_- - , ~ - - ~ ~~,-^,--~~~s l ~ , ~ _ :600 ~ ' ~ ~ _ T-'~J~~ ~ ~ ri ~ - ~ ~ - -1600^-v ~ ~ ~ ~ ~ ~ w /-V A c ~ _ ~ ! - _ 4~_ r~ ~ _ _ 1~ ~ ~ _ ~ ~/A ~ ~ l:~i~ L 'v~-t_'rl-'~ ~ . ' ~ ~ ~ - - T ~ - ~ ~ 1 --'U~-R~~ ~Y ~ . - qc - _ I ~ i ~ l R~. i~ ~ ~ ~ v ¢ - - ~ ~ m ~L. y ~ 3~-'4~ _ r-_ __.i 2" ~ ~i_ - N ~ - 3~ ~ i - _ ~ E~ s r:ao ~ ~ _ -:-tom vi :aod-. ~ ~-=1 _ ~ 1 } ~ • - , o ~ ~~i - = _ I - _ _ _ . er'r' , iw / - V ~ l ~ I _ ~ s ~ ~ ~ S~ ~ x_ -A~iR16dLTklF ~ ~ ~fTE~IY~ G I 7U ~ ~ ~ - _ ~ _ f, / - - - _ -_l- ~ eoa- ~i ~ ~ _ _ - q-. , ' ~Xe~~ •->~s - _ ti to-f>i ~ _ = _ ~ - f~i . , . .ter"•. ~ - ~ - - - ~i ~ ~ f -n A ~o~soo i ~ ~ ..o:. m~~_~_ - - ~~-~~C _ ~~/_e a..,....,.,a's"N' 3 M~~.h ~ UR f~CE~'ANSIOP4 sE' _ ~ a . ~''of ~ , %t zoo 3.y::~a .i?".'IiE _ / - _ JP _ ..i.~iip~: _ ~ ~ zoo ~ ir~„ :.'..H.K': i~;: _ „i-- y~ - ~a_~I ~ L: i.: w::n~:n~n~n:~:: nii% - ,J ..'.i:::,~~i:h'.j.`,:H..:<'i::'~ ti:::;'1,.",'~'.'..M'.'D,I'.ylw,~•: Y:: .l.i• - 1 / ~.L J _ J ~ % ~ ~ _ 1L I i £ E ^3 r..~ ~ _ :1 4y w2~ ~ at X11• fa-~ iti ;10 V Y L L w1N m ~ 6~• ~ b ~ b Y m ~ ~ 'YB ~m IO~, n ~ ~ M€DIUM D€NSITY &a '~~I ~ ~'wl ~ v li€SORT ~ Y ~ s ~ ~ ~a- ° RESORT ~ 1 ` ~ ~ ~ ~ .-~1 v ~ _t:~~ H N ~ \ m Y n~ ~ ~ Y Figure 5 COUNTY GENERAL PLAN KEAUHOU PARCEL 53 ® 600 0 1000 2000 SOUflCE: THE GENERAL PUN-HAWAII COUNTY, ORDINANCE NO. BB-1 t2 NOVEMBER 1989 FEET r ~ ~ G'.+~ H~ ~ ~ I~`'-r-~- I ~ 1 ~ I Ip-So mil"' ~1.,~ la I II {~,-h~~ i - ~pu 1. 'A-5a ~Q ~ I 'r i` ~1_ ilk ~n}- I 1--1' ~ F-t ~ I ~ 1 I ~1;~ III X11 ~Ilk~r ~ ~ o - I I ~ - ~ v. Q, ,~I II I~~-Lu ~ ~ - - - ~ I, j~~ \I a~A;sc I ~~t~l-,r- I~ ~.;.'r---- ~ ~ ~ I ~ I U-~ I f_~ ye A.la~~j I ~ I I I L_. r-~'~~I , p-Sa ~ l: 0 00 `S~ I ~ i ' 1' ,n c= ~ ~ ~ n ~h ril s.l:: ~ r y - i i ,e^\\ A-So _ A-1a - I I I I p-I°; ~ 1 ~ ~ ~ HUNALO .a~ I U F_la r ~ ~..--r~SEE 'KAILUOA , I JI~1 ' SEE KAILTONE,MAP I~-1;--~ , F o I lul ' ; URBAN Z p~T ~v1 ! - -URBA ,y,~ NPLAN~ I c `~I ~ / 'al W"~~'~ V-I N I ~ ~'U ~ ~c'Id~ 'I II IUN PI PNNED , I I ~ o R~ ~ ~ ~ _..Ly , I~ ~ I t i~ l 1 Z i I T c II ~ ~ I ' - PRO. ECT SITE ' ,o Q .I <S• I I Q~ I ~ C w~,•'.,:`?;i;'>>3> `3'j?:','.<">~;;> , ~ S EE K AI ~U NE MAP - u ~ > „e. URBAN 'I I ~ ~ ~ / i I e >yt - I 'I~ F ~ _ ~ RS-TS I ~ w,=~ n~y M 7/ ~s w PROPOSED ALII OR REALKiNMENi ' LEGEND F19Uf9 6 A~6a AGRICULTURE. SACRE MIN. LOT RS16 AGRICULTURE. 7,S OO SOFT. MIN. LO7 COUNTY ZONINGISMA A~ta AGRICULTURE, 1 ACRE MIN. LOT u~ UNPLANNED Rsls AGRICULTURE.IS,000SO.FT.MIN.LOT ©SMABOUNDARV KEAUHOU PARCEL 53 SOURCE: NORTN~NONA ZONING MAP, COUNTY OF HAWAII, PLANNING COMMISSION ® n~-v-i ORDINANCE NO. ]d, FEB. 1]. 196) FEET r ICeauhou ReaoR Paree153 Change of Zone Application (Updated 11-04.97) entire project azea, as shown in Figure 6, is situated within the County-designated Special Management Area (SMA), which extends from the coastline to Kuakini Highway. In addition to this application for a change of zone, an SMA Use Permit Petition to allow for the proposed uses within the SMA aze being sought through a concurrent application to the County Planning Department. Because the property is located within the Kahaluu Historic District, which is listed on the National Register of Historic Places (NRHP), the proposed use also requires compliance with the provisions of Chapter 343, Hawaii Revised Statutes (HRS). An Environmental Assessment (EA) addressing the environmental aspects of the project was prepazed and processed according to the requirements of Chapter 343, HRS. Acceptance of the Final EA for the project by the County Planning Department was published in the June 23, 1995, Office of Environmental Quality Control (OEQC) Bulletin. 1.5 DEVELOPMENT PLANS The proposed development, as shown in Figure 7, has been master planned to provide 976 single family and multi-family units in a manner responsive to the natural and historic resources of the site and uniquely suited to the regional location and site characteristics. The project site is naturally divided into mauka and makai development areas by an azea of steep slope which Hors in a north-south direction midway through the property. As planned, the mauka and makai development aeeas would have primary and secondary access provided through internal loop roads that are designed to fit the natural terrain. An internal road would provide a potential connection between the mauka and makai portions. The mauka portion of the project would consist of a mix of multi-family and single family use. Larger lots would be located in steeply sloping azeas to avoid unnecessary grading or other site alterations. Multi-family development would occur neaz the primary and secondary mauka entries to take advantage of the relatively gentle slopes and views in these azeas. The makai portion of the project is primarily planned for multi-family development, with some single family homes located at the base of steeper slopes. Those portions of the site not planned for residential development consists of azeas of steep slopes, azchaeological reserves, and open space buffer azeas which aze located between residential azeas and Section 1: Project Description Page 3 u~ J7 L V 1 V r r - ~ ~ '~i eel ~ f ~1 i ~ a j1' ` bP ~I 4 ~ ~fi r: r~~., o. T. F.~~,r~1 A~( L i'ST~ 3 I . SY n 1h,e:.~ Nor Z i ~ ~ ."'~'L- ~ , ry~ 1 . Vls. 1 ~ s 0~ ~ `~l ,s ~~^^YY C D ~ ~ :r t}91 ~ ~ 1 t~ 14 ti ` T r ~ rl1 ~ r s zr m { 4 V {k '.r F 4~ ~ - Z 4~. .-t ~ ~ V I / ~ V t~~r ~ K ~ ~ ~ 1 ~ ' ~@3~~ , Ir f T , 1 ~ ' FAD ~ t ~ ''~`~~~t 1 1 ,1 ~ ~ W V 9 .r ~ , V ~ ~ ~ ~ ~ a s s~. r ,r ~,r r ~ ~ ~ ~ Y' ~r v ~ Y rr rp ` Y~ r' a Y e r a ~ ? ` I>r: / r y •TT1R11 r ~ ' y h ~i F ~r ~ ~ r . j i ~t'~' ~ ~ yr' aA wl li ~r qq ~ ~I ' ~ l V ~ li 1 ~ " ' D ( I ~ ~a K~xV ` t ~ 1 ~ 6r ~ 1 ~ ~~r.y ~ 1~ ~p ~ {y~.y i 1 ? 1 ._f ~ , ~ : r t ~ i ~ ~ a~~ r j< la ; t~ r , ~r 1~ m f.. r '1w _ 1~ x , ~ <4 r < ~ V i ~ 1 I r - ~ i 3"Y 1 ~ r r m l~; ~ v ~ 1 1 i ~ ry~~ ~ ~ r y wi~Y t ` 1 ~ V, i ~ ~ ~ 1 ~i i ~ V ~'s y~ r ~V 1 ~yFr V~ .fir ~ r J to r~ ~"d r ' 1 ~ b y~ ? ~r ' 1 ~ 1 i n _ ' ^U '1~ 3~ ~ i~^~~. ) A i~ ° O e 1 Z `b , .a a Nu?1`, .r .,.w w ~ n ~ ~ ~ m ~ Z m A oco m g ~ C!~ Z oD ~ Z ~ T r ~ ~ ~ ~ ~ `0 Z D o ~ r m O° ~ Z i W V ® i Keauhou Resort Parcel 53 Change of Zone Application (Updated 11-04-97) higher intensity land uses, such as the planned Alii Highway extension. These open space resources would be connected by an internal trail system, and integrated through uniform landscape design guidelines which would be enforced through restrictive covenants. Buffer areas would also protect the azchaeological resources. Archaeological signage, in conjunction with the trail system, is planned to convey the cultural and historic significance of the project azea to visitors and residents. Overall, approximately 25 percent of the project site would remain as open space. In summazy, the proposed development provides for the following land uses: Table 1 Land Use Summary MA>;ZISA Approximate Dwelling Land Use Units/Acre Acres Units Single Family 1.8 71.6 135 Multi-Family 6.6 48.0 321 Subtotals 119.6 456 ~I Approximate Dwelling Land use UnibAcre Acres Units Single Family 2.4 28.1 68 Multi-Family 9.8 46.0 452 Subtotals 74.1 520 Major Roads 10.5 -0- Open Space/Archaeological Preserve 74.9 _0_ PROJECT TOTALS 279.1 acres 976 units Section 1: Project Description Page 4 V Keauhou Resort Parcel 53 Change of Zone Application (Updated I 1-04-97) 1.6 CHANGE OF ZONE REQUEST As depicted in Figure 7, the proposed development of Pazce153 provides for a variety of lot sizes and residential product types. In order to implement the proposed development, the applicant seeks to rezone the project area from the current zoning Atnicultural (A-5a) to Single Family Residential (RS-10), Multi-Family Residential (RM 2.0, 3.5 and 5.5), and Open (O) designations, as shown in Figtue 8 and summarized in Table 2. Table 2 Summary of Proposed Zoning D~.>~SA Master Approx Allowable Planned Land Use/Zone Acres Units Units Multi-Family Residential (RM-5.5) 57.5 4551 310 Single Family Residential (RS-10) 97.8 3402 146 Roadways (included as part of the 0 0 0 Residential Districts) Subtotals 155.3 795 456 D1AjSAI Master Approx Allowable Planned Land Use/Zone Acres Units Units Multi-Family Residential (RM-2.0) 14.0 3041 180 Multi-Family Residential (RM-3.5) 47.5 5911 272 Single-Family Residential (RS-10) 39.7 1382 68 Open Space/Archaeological Preserve (O) 22.6 0 0 Roadways (Included as part of the Residential District) Subtotals 123.8 1033 520 PROJECT TOTALS 279.1 ACRES 1828 UNITS 976 UNITS Notes: 1: Based on total multi-family zoned acreage, times number of square feet per acre (43,560), divided by required square feet per dwelling unit. 2: Based on total single family coned acreage minus 2096 for roads, times number of square feet per acre (43,560), divided by 10,000 square feet. Section 1: Project Description Page 5 .T i .~i ~ ~ n i ~~_0.0 ~ ~ - , - _ , - p.r ~ ~ _ - OoB~ e VJ ~ .r ~ _ ~ ~ - ~ F Y - _x - r ~ ; ~ ~ ~ RM-5.5. ~ - i-- ~ _ - ~ - ~ ~ ~ v ~ i A ~ < , I`~ - / ~ j'~ ...mod r ~ _ ~ iii } ~ A"_v,- _ ~ ~r ~ , ~ - / . J _ i - ~ I i ~ 2~ ~ ~ t r ~r / -1 i ~y 'n i b~ _ o J 'J-~ - , ~i~a I yo. I ~C~dry FigUf6 8 UPDATED 11/3/97 PROPOSED ZONING PROJECT SITE PROPOSED FOR KEAHOU PARCEL 53 REZONING FROM AGRICULTURAL (A-5a) TO ®0 2~^ ^ o~~ o RS-10, RM-5.5, RM-3.5, RM-2, AND O (OPEN) ~Y I~.I ~ FEET Keauhou Resort Parce153 Change of Zone Application (Updated 11-04-97) In tight of the pending litigation before the Hawaii Third Circuit Court regazding the recent adoption of amendments to the Hawaii County Zoning Code (Ordinance 96- 160), this application to formally amend the zoning designations for the subject lands is being made altemadvely under the provisions of the Hawaii County Zoning Code that existed either prior or subsequent to the adoption of Ordinance No. 96-160, as applicable. However, the practical impact of this issue on the subject application should be negligible in that the zoning designations being requested, which include Open (O), Single-Family Residential (RS) and Multiple-Family Residential (RM) designadons, aze provided under either alternative. 1.7 PHASING AND TIMING OF ACTION The proposed development is expected to be built out over a 14 to 20 yeaz period in three phases. Preliminary plans call for Phase I to include single and multi-family development within the mauka azea and the first increment of multi-family development in the mal<ai area neaz the primary malcai entry road. Phase II would consist of a completion of the single and multi-family development in the mauka azea and subsequent increments of multi-family development in the malcai azea. Phase III would complete the project with the single and multi-family development in the makai azea neaz the secondary malcai entry road which would connect with the planned extension of Ali'i Highway. Section 1: Project Description Page 6 a - I~eauhou Resort Parcel 53 Change of Zone Application 4.0 List of Surrounding Property Owners (Updated 11-04-97) i ~ - Keauhou Resort Pazcel 53 Change of Zone Application (Updated 11-04-97) 4.0 LIST OF SURROUNDING PROPERTY OWNERS The following is a list of owners of properties that aze within 300 feet of the project boundaries. 7-8-18:01 7-8- 18:06 7-8-9: 15 Kurt & Donna Penrose Mr. & Mrs. William Starfire Trust 78-6724 Walua Road Hohner do Torun Almer Kailua-Kona, HI 96740 RR 1, 78-6762 Walua 78-6737 Walua Road Kailua-Kona, HI 96740 Rd. 7-8-18:02 Kailua-Kona, HI 96740 7_g_9:71 Mr. Stephen Poleshuk Mr. Jack Cornair 78-6728 Walua Road 7-8-18:07 Post Office Box 241 Kailua-Kona, HI 96740 Mr 6z Mrs. Francis Kailua-Kona, HI 96745 Cushingham III 7-8-18:03 4714 E. Wilshire Drive 7_g_9:21 Mr. & Mrs. LeC Taylor Phoenix, AZ 85257 Bishop Estate 78-6738 Walua Road Duplicate Kailua-Kona, HI 96740 7-8-9:18 See 7-8-18:05 Mr. Leory Boyce 7-8-18:04 Post Office Box 390537 7_g_9:21 Mr. Si Mrs. Peter Kailua-Kona, HI 96739 Real Estate Sales Corp. Fithian of America 2923 Makalei Place 7-8-9:17 500 Reposada Drive Honolulu, HI 96815 June Causey La Habra, CA 90631 78-6725 Walua Road 7-8-18:05 Kailua-Kona, HI 96740 7_g_9:33 Bishop Estate Mr. & Mrs. Michael Post Office Box 3466 7-8-9:16 Charles Soule Honolulu, HI 96801 Bishop Estate 78-6745 Walua Road Duplicate Kailua-Kona, HI 96740 7-8-18:05 See 7-8-18:05 Ms. Barbaza Sodt 7_g_9:72 78-6754 Walua Road 7-8-9:16 Mr. Donald Leonard Kailua-Kona, HI 96740 Realty l:,nance 76-6168 Alii Drive cJo Harris Hirata 1225 Kilauea Avenue Kailua-Kona, HI 96740 Hilo, HI 96720 Section 4: List of Surrounding Property Owners Page 34 a Keauhou Resort Pazcel 53 Change of Zone Application (Updated 11-04-97) 7-8-9:72 7-8-10:91 7-8-10:57 Mr. Gordon Bartsch First Healthcare Corp. County of Hawaii 76-6168 Alii Drive do Otalca, Inc. 25 Aupuni Street Kailua-Kona, HI 96740 See 7-8-10:77 Hilo, HI 96720 7-8-9:73 7-8-10:91 7-8-10:87 Mr. SL Mrs. Andy Fish Lenox Healthcare Corp. Bishop Estate 78-6759 Walua Drive 75 South Church, Bldg Duplicate Kailua-Kona, HI 96740 12 #650 See 7-8-18:05 Pittsfield, MA 01201- 7-8-10:85 0000 7-s-lo:a7 Hawaii Electric Light wendhi Inc. c% Bishop Estate Co. 7-8-10:90 Post Office Box 3466 1200 Kilauea Avenue Keauhou Kona Resort Honolulu. HI 96so 1 Hilo, HI 96720 Co. Post Office Box 5685 7-8-10:40 7-8-10:54 Kailua-Kona, HI 96745 Bishop Estate State of Hawaii Duplicate 75 Aupuni Street 7-8-10:90 See 7-8-18:05 Hilo, HI 96720 Kamehameha Investment Corp. 7-8-10:35 7-8-10:28 Duplicate Kamehameha State of HI See 7-8-10:77 Investment Corp. 75 Aupuni Street Duplicate Hilo, HI 96720 7-8-10:78 See 7-8-10:77 Kamehameha 7-8-10:77 Investment Corp. 7-8-10:70 Otaka, Inc. Duplicate HI Housing Authority 2571 Lemon Road See 7-8-10:77 1002 North School Honolulu, HI 96815 Street 7-8-10:86 Honolulu, HI 96817 7-8-10:77 Bishop Estate Kamehameha Duplicate 7-8-10:93 Investment Corp. See 7-8-18:05 Kamehameha 567 South King St. Investment Corp. # 120 Duplicate Honolulu, HI 96813 See 7-8-10:77 Section 4: List of Surrounding Property Owners Page 35 - L, ICeauhou Resort Pazcel 53 Change of Zone Application (Updated 11-04-97) 7-8-10:93 7-8-21:62 7-8-21:56 Azabu USA (Kona) Co. Jau Nan ~ Pao Kuei The Tokyo Plaza Co. Ltd. 12-28 Higashi Fujisawa Ltd. Hsu 2 Chome Inuna-shi 78-6740 Alii Drive 130 Pasir Ris Road Saitama japan Kailua-Kona, HI 96740 Singapore 519124 7-8-21:55 7-8-21:66 7-8-21:61 Kona Property BMFE Limited Mr. & Mrs. Anders G. Investors, Ltd. Partnership Olsson Post Office Box 642060 Post Office Box 2108 Avenue Louise 315 Omaha, NE 68164 Kealakekua, HI 96750 1050 Brussels, Belgium 7-8-21:54 7-8-21:65 7-8-21:60 Kona Property Jack & Margazet Mr 6i Mrs. Susumi Investors, Ltd. Alderman Fujita Duplicate Post Office Box 390916 1 Naitoh-cho Shinjuku- See 7-8-21:55 Kailua-Kona, HI 96739 ku Tokyo 160 Japan 7_g_21:53 7-8-21:64 Kona Property Mr. Ronald C. 7-8-21:59 Investors, Ltd. Holmquist Sr. Mr. & Mrs. Eikichiro Du hcate 23518 E. Broadwa Okamura P Y See 7-8-21:55 Liberty Lake, WA 8 Yonbancho Chiyoda- 99019 ku 7.8.21:88 Tokyo 102T Japan Assoc. Of Property Ownems of 7-8-21:64 xe."h°" F.SUCea Mr. Ronald C. 7-8-21:58 do Propoe~ty Macugment HI Inc. 77-6435 Kuakini Holmquist Jr. Ms. Mary Ann Brewer Highway #202 23518 E. Broadway 812 Buffalo CT Kailua-Kona, HI 96740 Liberty Lake, WA Crowley, TX 76036 99019 7-8-13:43 7-8-21:57 Bishop Estate 7-8-21:63 Emi Yoda Duplicate JR & JA Murphy 1-31-11 Ebisunishi See 7-8-10:05 Family Trust Shibuya-ku Post Office Box 9049 Tokoyo 150 Japan Kailua-Dona, HI 96745 Section 4: List of Surrounding Property Owners Page 36 c ~ Keauhou Resort Pazcel 53 Change of Zone Application (Updated 11.04-97) 7-8-13:43 7-8- 14:05 7-8-14:11 Liberty House Cotmty of HI John 6z Judith 410 Atkinson Drive, Duplicate Sudrikovich #826 See 7-8-10:57 Post Office Box 1171 Honolulu, HI 96814 Sita, AK 99835 7-8-14:06 7-8-13:43 Mr. Brian Lindau 7-8-14:12 Azabu USA (Kona) Co. 1777 Redwood Drive Mr. & Mrs. Kenneth Ltd Santa Cruz, CA 95060 Flodstrom Duplicate 7-8-14:07 6711 Lazsen Lane See 7-8-10:70 Mr ~ Mrs. Chester J. Aberdeen, WA 98520 Wojahn 7-8-13:20 74-5093 Kai Opua 7-8-14:13 Mr. Kenneth I. Kihara Street Mr. Charles R Fenner Post Office Box 44 Kailua-Kona, HI 96740 Post Office Box 5602 Holualoa, HI 96725 Kailua-Kona, HI 96740 7-8-14:08 7-8-14:01 Cazolyn Philip Trust 7-8-14:15 Cotmty of Hawaii 779 Santa Rosa Street Sidney 6i Terry Kaide Duplicate San Luis Obispo, CA Trust See 7-8-10:57 93401 720 Wainuenue avenue Hilo, HI 96720 7-8-14:03 7-8-14:09 Roman Catholic Church Ms. Lilinoe N. Ahue 7-8-14:16 do HIan Trust Co. Ltd. 78-6647 Alii Drive Mr. 6z Mrs. Leslie H. Real Prop. Tax Spec-Box Kailtia-Kona, HI 96740 Miller 3170 Honolulu, HI 96802 Post Office Box 390663 7-8-14:09 Kailua-Kona, HI 96739 7-8-14:03 Joseph & Roseline Ahue Herbert A. Kai Trust 7-8-14: 19 301 Makani Circle 78-6647 Alii Drive Mr. Edward Wilson Hilo, HI 96720 Kailua-Kona, HI 96740 Post Office Box 296 Kailua-Kona, HI 96745 7-8-14:04 7-8-14:10 County of HI Ms. Bette M. Parris 7-8-14:19 Duplicate 78-6649 Alii Drive Ms. Mazgazet Kainoa See 7-8-10:57 Kailua-Kona, HI do Mr. Edwazd Wilson 96740-2410 Post Office Box 296 Kailua-Kona, HI 96745 Section 4: List of Surrounding Property Owners Page 37 c Keauhou Resort Pazcel 53 ChanKe of Zone Application (Updated 11-04-97) 7-8-14:19 7-8-14:19 7-8-14:21 Ms. Julia Kainoa Ms. Hannah H. Freitas HAK Associates do Mr. Edwazd Wilson c% Mr. Edwazd Wilson 2010 Kilauea Avenue Post Office Box 296 Post Office Box 296 Kailua-Kona, HI 96745 Kailua-Kona, HI 96745 Hilo, HI 96720 7-8- 14:19 7-8-14:19 7-8-14:22 Ms. Kawailani Panai Ms. C?aza Manek Arthur 6i Mazlina Lee c% Mr. Edward Wilson c% Mr. Edwazd Wilson 75-6052 D. Alii Drive Post Office Box 296 Post Office Box 296 Kailua-Kona, HI 96745 Kailua-Kona, HI 96740 Kailua-Kona, HI 96745 7-8-14:23 7-8-14:19 7-8-14:19 Mr. ~ Mrs. Joh A. Ms. Bernadette N. Stella Ms. Elizabeth Greig c1o Mr. Edward Wilson c% Mr. Edwazd Wilson Peatne Post Office Box 296 Post Office Box 296 1152 Newhall Street Kailua-Kona, I-II 96745 Kai]va-Kona, HI 96745 San Jose, CA 95126 7-8-14:19 7-8-14:19 7-8-14:24 Ms. Emily K Thomas Mr. & Mrs. Joseph Wilson Garret Wykowski do Mr. Edwazd Wilson c% Mr. Edwazd Wilson Post Office Box 296 Post Office Box 296 Post Office Box 390724 Kailua- Kona, HI 96745 Kailua-Kona, HI 96745 Keauhou, HI 96739- 0724 7-8-14:19 7-8-14:19 Ms. Mabel Kaai Mr. Wiliam Wilson 7-8-14:25 c% Mr. Edwazd Wilson c% Mr. Edwazd Wilson MI. ~ MIS. Francis Post Office Box 296 Post Office Box 296 Kailua-Kona, HI 96745 Highley Kailua-Kona, HI 96745 78.6687 Alii Drive 7-8-14:19 Kailua-Kona, HI 96740 7-8-14:19 Simeon Kaai Ms. Gwendoly M. do Mr. Edwazd Wilson Make a 7-8-14:27 Post Office Box 296 P Mr. Delbart L. Smith Kailua-Kona, HI 96745 Post Office Box 535 7g_6693 A. Alii Drive Waianae, HI 96792 Kailua-Kona, HI 96740 7-8-14:19 Ms. Dorothy W. Sipe 7-8-14:20 do Mr. Edwazd Wilson Mr. Joseph Ahue Sr. 7-8-14:27 Post Office Box 296 7$-6647 Alii Drive Ms. Roseline Smith Kailua-Kona, HI 96745 Kailua-Kona, HI 96740 78-6693 A. Alii Drive Kailua-Kona, HI 96740 Section 4: List of Surrounding Property Owners Page 38 t Keauhou Resort Pazcel 53 Change of Zone Application (Updated 11.04.97) 7-8-14:28 7-8-14:30 7-8-14:33 Ms. Rosina Smith Ms. Rosina Smith Mervin & Gertrude 78-6693 A. Alii Drive Duplicate ~"'laz1° Kailua-Kona, HI 96740 See 7-8-14:28 do Mr. wJlbert Kahulamu 78-6615 Alii Drive Kailua-Kona, HI 96740 7-8- 14:29 7-8-14:32 Mr. ~ Mrs. Donald Namauu Kelcaula 7-8- 14:34 Dawson do Mr. Sherman Thompson Kamehameha 3966 Nuuanu Pali Post Office Box 356 Investment Corp. Lahaina, HI 96761 Drive Post Office Box 3466 Honolulu, HI 96817 7-5-14:33 Honolulu, HI 96801 Mr. Wilbert Kahulamu 7-8-14:29 78-6615 Alii Drive 7-8-14:35 Mr. & Mrs. Gilbert w. ll;cks Kailua-Kona, HI 96740 Mr• ~ Mrs. Andres do M/M Donald Dawson Nelson 3966 Nuuanu Pali Drive Honolulu, HI 96817 7-8-14:33 908 Ahuwale Street Ms. Mary Kahulamu Honolulu, HI 96821 7-8-14:29 do Mr. Wilbert Kahtilamu Ms. Muriel K Tice 78-6615 Alii Drive 7_g_ 14:36 Kailua-Kona, HI 96740 do M/M Donald Dawson Jeffrey/Trudy Ixnoard 3966 Nuttanu Pali Drive 78-6695 C. Alii Drive Honolulu, HI 96718 7-8-14:33 Kailua-Kona, HI 96740 Ms. Christine Kahulamu 7-8-14:30 do Mr. Wilbert Kahulamu 78-6615 Alii Drive 7-8-14:37 Ms. Roseline M. Smith Kailua-Kona, HI 96740 MB. Manlt ~s 78-6693 A. Alii Drive do Hawan Trost Co. Ltd. Attn: Ted Pouter Jr. Kailua-Kona, HI 96740 7-8-14:33 sox317o Mr. Thomas Kahulamu Honolulu, H[ 96802 7-8-14:30 c% Mr. Wilbert Kahulamu E. Kuilipule 78-6615 Alii Drive 7-8-14:37 do Ms. Roseline Smith Kailua-Kona, HI 96740 ThomasMtay Cook Trust 78-6693 A. Alii Drive do Hlan Trust Co. Ltd. Attn: Ted Pouter Jr. Kailua-Kona, HI 96740 7-8-14:33 PostOffi«Box3170 Ms. Agnes KahulamLL Honolulu, HI 968023170 7-8-14:30 do Mr. wilbert Kahtilamu James & Henry Macomber 78-6615 Alii Drive 7-8-14:38 do Ms. Roseline Smith Kailua-Kona, HI 96740 Ms. May Cook do Hawn Tnut Co. Lid. 78-6693 A. Alii Drive Attn: Ted Peister Jr. Kailua-Kona, HI 96740 sox 3 t 70 Honolulu, HI 96802 Section 4: List of Surrounding Property Owners Page 39 L L I Keauhou Resort Pazcel 53 ChanKe of Zone Application (Updated 11-04-97) 7-8-14:39 7-8-14:44 7-8-14:51 Ms. Martha Lang SSI Properties Inc. Mr. 6i Mrs. Dale Duplicate 20 South Santa Cruz Clemmens See 7-8-14:37 Ave. #300 Post Office Box 2550 Los Gatos, CA 95030 Del Mar, CA 92014 7-8-14:40 Mr. Mrs. James Beck 7-8-14:45 7-8-14:52 1231 Los Lomas Place Mokuaikaua Church Mr. Robert Gstrein Pacific Palisades, CA Post Office Box 1447 78-6608 Alii Drive 90272 Kailua-Kona, HI 96745 Kailua-Kona, HI 96740 7-8-14:41 7-8-14:48 7-8-14:52 Mr. SL Mrs. Don Mr. & Mrs. Patrick Gregory Family Trust Anderson McManus Post Office Box 502 Box 1434 73-1149 B. Ahulani Kailua-Kona, HI Silverdale, WA 98383 Street 96745-0502 Kailua-Kona, HI 96740 7-8-14:41 7-8-14:52 American Exchange 7-8-14:48 Mr. Raymond Blevins Service Inc. Ms. Kerry McManus 78-6608 Alii Drive Post Office Box 390301 c% M/M Patrick McManus Kailua-Kona, HI 96740 Keauhou, HI 96737 73-I 149 B. Ahulani Street Kailua-Kona, HI 96740 7-8- 14:53 7-8-14:43 7-8-14:49 Bishop Estate Mr. & Mrs. Dempster Bishop Estate Duplicate Tredway Duplicate See 7-8-18:05 75-5503 Mamalahoa See 7-8-18:05 Highway 7-8-14:53 Holualoa, HI 96725 7_g_ 14:50 Joyce Christenson Ms. Elizabeth Mazshall 78-6604 Alli Drive 7-8-14:44 75-5595 Palani Road Kailua-Kona, HI 96740 Marion Bockus #6-432 78-6703 B. Alii Drive Kailua-Kona, HI 96740 7-8-14:53 Kailua-Kona, HI 96740 Mr. Robert Gstrein 7-8-14:50 78-6608 Alii Drive Bishop Estate Kailua-Kona, HI 96740 Duplicate See 7-8-18:05 Section 4: List of Surrounding Property Owners Page 40 Keauhou Resort Pazcel 53 Change of Zone Application (Updated 11-04-97) 7-8-14:54 7-8-14:64 7-8-14:69 Ms. Jean Daiker Mr. 6i Mrs. Daniel Mr. Chazles D. K Roy 1850 Mr. Diablo Blvd. ICaleikini Jr. 2045 Echo Place #530 660 Hakaka Street San Ramon, CA 94583 Walnut Creek, CA Honolulu, HI 96816 94596 7-8-14:69 7-8-14:64 John A. & Nancy J. 7-8-14:55 Mr. DanJacque 1152 Newhall Street Indiana National Bank Kaleikini San Jose, CA 95126 One Indiana Square 660 Hakaka Street 713 Honolulu, HI 96816 7-8-14:70 Indianapolis, IN 46266 Mr. ~ Mrs. Michael 7-8-14:65 McMichael 7-8-14:56 Mr. &Mrs. Harry 76-788 Hualalai Road Bishop Estate Varteresian Jr. Kailua-Kona, HI 96740 Duplicate 1090 Eastman Way See 7-8-18:05 Laguna Beach, CA 7-8-14:71 92651 Mr 6z Mrs. Guy Tucker 7-8-14:62 78-6641 Alii Drive Bishop Estate 7-8-14:66 Kailua-Kona, HI 96740 Duplicate Mr. Brian K Adams do The Bomber See 7-8-18:05 7-8-14:72 13515 McLaughlin - 12 Mr ~ Mrs. Delbert Milwaukie, OR 97222 7-8-14:62 Cannon Mr. John Alapai 7_g_14:67 78-6645 Alii Drive 78-6615 Alii Drive Pier McCleery Kailua-Kona, HI 96740 Kailua-Kona, HI 96740 3554 Kumu Street Honolulu, HI 96822 7-8-14:72 7-8-14:63 Alice Cannon Mr. ~ Mrs. Luis 7-8-14:68 Post Office Box 2574 O'Connell Ms. Victoria Rapoport Kailua-Kona, HI 96745 Post Office Box 629 735 Manitou Road Kailua-Kona, HI 96745 Manitou Beach, MI 7-8-14:72 49253-9607 Ms. Yvonne Khouri- Morgan do Post Office Box 5695 Kailua-Kona, HI 96745 Section 4: List of Surrounding Property Owners Page 41 Keauhou Resort Pazcel 53 Change of Zone Application (Updated 11-04-97) 7-8-14:75 7-8-14:78 7-8-14:82 Phyllis Hanson Mr. & Mrs. Anders Olsson Theodora Mallick 78-7230 Puupule Road ~M Jerry Morey 10776 Wilshire Blvd Kailua-Kona, HI 96740 Post Office 390397 Los An les, CA 90024 Kailua-Kona, HI 96745 g 7-8-14:76 7-8-14:79 7-8- 14:83 Bishope Estate Canwick Trust Mr. St Mrs. Robert Duplicate do Mr. & Mrs. Charles $ylva See 7-8-18:05 wickets 68 Niuiki Circle 2950 Airway Avenue A-3 Honolulu, HI 96821 7-8-14:76 Costa Mesa, CA 92626 Ms. Diana Schell 7_g_14:81 7-8-14:84 78-6626 Alii Drive Mr. & Mrs. Chazles Ms. Marilyn Knutson Kailua-Kona, HI 96740 Wickett 78-6662 Alii Drive 2950 Airway Avenue A- Kailua-Kona, HI 96740 7-8-14:77 Mr. ~ Mrs. Richard Costa Mesa, CA 92626 7-8-14:85 Applebaum Mr. 6z Mrs. Dempster 1106 Loma Drive 7_g_14:81 Tredway Hermosa Beach, CA NTr.. & Mrs. Clyde 75-5503 Mamalaoa 90254 Highway Crocket Kailua-Kona, HI 96725 7-8-14:78 1542 El Paso Real Mr. & Mrs. Jerry ~ Jolla, CA 92037 7_g_ 14:86 Morey Mr. William Wilton Post Office Box 7-8-14:81 d° c°hn st s°si attorneys 3690397 Bishop Estate 104 751 Kuakini Highway, Ste ICailua-Kona, HI 96745 Duplicate Kailua•Kona, HI 96740 See 7-8-18:05 7-8-14:86 7-8-14:78 7_g_14:81 Kahaluu Beach Partners Portland Distribution Bryan Hermann 78-6799 Walua Road Co. c% M/M Clyde Crockett Kailua-Kona, HI 96745 2026 NE Columbia 1542 EI Paso Real Blvd. La Jolla, CA 92037 7-8-14:87 Portland, OR 97~ 11 Kahaluu Beach Partners 78-6799 Walua Road Kailua-Kona, HI 96745 Section 4: List of Surrounding Property Owners Page 42 Keauhou Resort Pazcel 53 Change of Zone Application (Updated 11-04-97) 7-8-14:88 7-8-14:88-007 7-8-14:88-011 The Makolea Condo Mr. Paul A. Clbert Otaro Noma 78-216 Makolea Street 45-934 Kamehameha do Sachiro Noma Kailua-Kona, HI 96740 Hwy. C 164 78-6920 Alii Drive, Apt. 334 Kaneohe, HI 96744- Kailua-Kona, HI 96740 7-8-14:88-001 3243 7-8-14:88-012 Ms. Doris Griffiths Mrs. Nancy Bertelson 78-216 Makolea Street 7-8-14:88-008 Post Office Box 11237 #11 Mr. & Mrs. John Naples, FL 34101-1237 Kailua-Kona, HI 96740 Tompkins Post Office Box 929 7_g_ 14:88-013 7-8-14:88-002 Kamuela, HI 96743 J~,{r, ~ Mrs. John Norman & Violet Johnson Roberts 7-8-14:88-009 Post Office Box 870635 Post Office Box 758 Mr. ~ Mrs. Lambert Wasilla, AK 99687 Cordora, AK 99574 Lee Loy 78-6740AliiDirve, 7_g_14:89 7-8-14:88-003 Ste.; 252 Bishop Estate Mr. & Mrs. John Kailua-Kona, HI 96740 Duplicate Champagne See 7-8-18:05 Post Office Box 638 7-8-14:88-010 Harvey, LA 70058 Ms. Janet Santa Ana 7_g_ 14:90 78-216 Makolea St., Luri Corporation 7-8-14:88-004 Apt. 32 Post Office Box 391097 Mr. Arthur Meinke Kailua-Kona, HI 96740 Keauhou, HI 96739 c/o 75-5586 Ololi Rd. #204 7-8-14:88-010 7-g-14:93 Kailua-Kona, HI 96740 Mr~ Manuel Santa Ana August Klaue c% Ms. Janet Santa Ana 78-216 Makolea St., Apt. 32 N25 Mullan Road 7-8-14:88-005 Kailua-Kona, HI 96740 Spokane, WA 99206 Mr. Arthur Meinke Duplicate 7-$-14:88-01 I 7-8-14:93 See 7-8-14:88-004 Sachiro Noma Arlen B. Looney 78-6920 Alii Drive, N25 Mullan Road 7-8-14:88-006 Apt. 334 Spokane, WA 99206 Mr. Todd Olson Kailua-Kona, HI 96740 Post Office Box 383760 Waikoloa, HI 96738 Section 4: List of Surrounding Property Owners Page 43 Keauhou Resort Pazcel 53 Change of Zone Application (Updated 11.04-97) 7-8-14:93 7-8-14:96-003 7-8-14:96-008 Mr. Lee Hall Mr. ~ Mrs. John Mr. James Richazd N25 Mullan Raod Hartman Duplicate Spokane, WA 99206 78-6715A. Alii Drive, See 7-8-14:96-002 #103 7-8-14:95 Kailua-Kona, HI 96740 7-8-14:96-008 Mr. & Mrs. Glibert Richazds Trust Hicks 7-8-14:96-004 do James Richazd 236 A. California Street Duplicate Mr. Clyde Widag EI Segundo, CA 90245 See 7-8-14:29 23409 Via Castanet Valentia, CA 91355 7_g_14:96-009 7-8-14:95 Garman Trust Mr. ~ Mrs. Donald 7-8-14:96-004 do Mr. 6c Mrs. MacDonald Dawson Mr. & Mrs. George 16250 Elza Drive Duplicate Weghtman Hadenda Heights, CA 91745 See 7-8-14:29 do Mr. Clyde Widag 23409 Via Castanet 7-8-14:96-010 Valencia, CA 9135 Mr. Jim Robinson 7-8-14:95 Ms. Muriel K Tice 7-8-14:96-005 801-Roth Road Duplicate Ms. Bonni Thompason French Camp, CA See 7-8-14:29 do Steven Jolivette 95231 Post Office Box 18349 7-8-14:96 Panama City Beach, FL 7-8-14:96-011 32417 MI. Steven JOlivette Kahaluu Bay Villas 78-6715A Alii Drive' Post Office Box 18349 7-8-14:96-006 Panama Cty Beach, FL Kailua-Kona, HI 96740 Elmer 7 Dale Jesse 32417-8349 901-210 SO 6th 7-8-14:96-001 Avenue 7-8-14:96-012 Mr. ~ Mrs. Walter Hadenda Heights, CA J~,~, George Merdith Koftnow 91745 508 Liberty Cap Ct. 10415 E. Arrowvale Drive Grand Junction, Ca 7_g_14:96-007 Sun Lakes, AZ 85248 81503 Mr. & Mrs. Chazle Spitz 7-8-14:96-012 7-8-14:96-002 51 Bam ton Place Mr. ames Richazd p Mr. i~ Mrs. David Kanigel J West Long Branch, NJ do Mr. George Merdith 9004 Rayford Drive 07764 10415 E. Arrowvale Dave Los Angeles, CA 90045 sun Lakes, Az ss248 Section 4: List of Surrounding Property Owners Page 44 e ICeauhou Resort Pazcel 53 Change of Zone Application (Updated 1 1-04-97) 7-8-14:96-013 7-7-10:04 7-7-10:08 Mr. ~ Mrs. Stuart Allene Mullen Mr. Timothy Canby Lampe Duplicate 2370 Medlothian Drive 588 Hackney Drive See 7-7-10:02 Altadena, CA 82677 Marieta Georgia 30062 7-7-10:05 7-7-10:01 7-8-14:96-014 Mr. & Mrs. Norman Mr. John Canby Veronon & Adele Okamura Duplicate Rickstrew Post Office Box 827 See 7-7-10:08 78-6715 Alii Drive, Kealakekua, HI 96750 #304 7-7-10:01 Kailua-Kona, HI 96740 7-7-10:06 Mr. Charles Canby The Robertson 1983 Duplicate 7-8-44:96-015 Trust See 7-7-10:08 Thos L. Crist 155 Mc Knight Drive 206 West Palm Street Laguna Beach, CA 7-7-10:01 San Diego, CA 92104 92651 Mr. Timothy Canby Duplicate 7-8-14:96-015 7-7-10:07 See 7-7-10:08 T 6z G Trust Mr. Steve Kaiser 2620 Second Avenue Post Office Box 2594 7-7-10:01 #6B Ketchum, 83340 Ms. Susan Turquand San Diego, CA 92103 Duplicate 7-7-10:08 See 7-7-10:08 7-8-14:96-015 Ms. Susan Turquand Mr. George La Pointe 3 Bellingham Plaza 7-7-10:76 do Thos L. Crist Laguna Niguel, CA The Robertson 1983 206 West Palm Street $2677 Trust San Diego, CA 92014 7-7-10:08 155 Mc Knight Drive 7-7-10:02 Mr. John Canby Laguna Beach, CA Allene Mullen 2370 Medlothian Drive 92651 9007 W. Mercer Way Altadena, CA 82677 Mercer Island, WA 7-7-10:72 98040 7-7-10:08 F.L. Smothers Mr. Chazles Canby 1415 Oriole Drive 2370 Medlothian Drive Los Angeles, CA 90069 Altadena, CA 82677 Section 4: List of Surrounding Property Owners Page 45 - e Keauhou Resort Pazcel 53 Change of Zone Application (Updated 11-04-97) 7-7-8:01 7-7-8:62 7-7-14:54 F.L. Smothers Ms. Iris Falcam Mr. Frederick Gregg, Jr. Duplicate Post Office Box 278 77-6714 A. Walua See 7-7-10:72 Kolonia Pohupei, FM Road 96941 Kailtta-Kona, HI 96740 7-7-8:99 F.L. Smothers 7-7-8:62 7-7-14:54 Duplicate Ms. Wattie Green Ms. Linda Williams See 7-7-10:72 Post Office Box 261 Post Office Box 3397 Kailua-Kona, HI 96745 Kailua-Kona, HI 96740 7-7-8:105 Ivy 6i Associates, Inc. 7-7-8:62 7-7-14:55 85 Saza Sota Circle Kalua Kupihi Mr. 6i Mrs. James North Post Office Box 363 Okimoto Montogomery, TX Naalehu, HI 96772 77-6710 Walua Road 77356 Kailua-Kona, HI 96740 7-7-22:01 7-7-8:113 Mr. 6i Mrs. Terry 7-7-14:56 Ivy 6i Associates Dunlap Mr. & Mrs. Darren Duplicated 77-6715 Walua Road Okimoto See . -7-8:105 Kailua-Kona, HI 96740 77-6706 Walua Road Kailua-Kona, HI 96740 7-7-8:113 7-7-22:25 Hasegawa Mr. 6i Mrs. H. Boyd 4464 E. Maplelot Way Moreland Littleton, CO 80121- 1700 Lynwood Place 3323 Casper, WY 82604 7-7-8:62 7-7-14:01 Mr. Harry C. Green Mr. & Mrs. Earl Ellis do Kelli Mersbery 77-6714 Walua road 84-211 Jade Street Kailua-Kona, HI 96740 Waianae, HI 96792 7-7-8:62 7-7-14:02 Maymo Scott Ms. Naomi Wilson Post Office Box 201443 1896 Kilauea Avenue Austin TX 78720-1443 Hilo, HI 96720 Section 4: List of Surrounding Property Owners Page 46