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HomeMy WebLinkAboutCOM 0646.000 1996-1998 tY -'~~4~,, William G. Davis Managing Dirrctor Stephen K. Yamashiro r Mayor ; Henry Cho Deputy Managing Director (i~n>_tn#g u~ ~ttfvttii 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 (808) 961-8211 • Fax (BOS) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96790 (808)329-5226 Fax (808)326-5663 December 16, 1997 C' r" Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 = s-~ Dear Chairman Arakaki and Members: Change of Zone Application (REZ 97-16) Applicant: Marion Bush Request: A-la to RS-10 Tax Man Key;. 7-4-4:16 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, ~ i,y / ~phen K~ 7Yamashiro Mayor LBushMO1.MAY Enclosures cc: Planning Commission ~ / REZ 97-16 6 ~.>o. x~ tn. re. 2 G IIef. To: P G 1 >~r. n„te_" DEC 1 9 i~ o. Stephen K Yamashiro . ~ Mayor ~•4•Ma~', (l~nuufg ~ ~tc~uuYi PLANNING COMMISSION 25 Aupuni Street, Room 109 • Hilo, Hawaii %7264252 (BOB) %1-8288 • Fax (808) %1-%15 1Q~ Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 97-16) Applicant: Marion Bush Request: A-la to RS-10 Tax Mao Key• 7-4-4:16 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 1.662 acres of land from Agricultural (A-la) to Single Family Residential (RS-10). The property is located within Kealakehe Homesteads on the south side of Palani Road and approximately 1 mile makai of its junction with Mamalahoa Highway at Kealakehe, 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. 4~~ 'M Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 The proposed change of zone to Single Family Residential (RS-10) zoned district will conform to the goals, policies and standards of the Land Use Element of the General Plan. Land use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It is also intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following: 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 to Single Family Residential (RS-10) zoned district will also conform to the goals, policies and standards of the Single Family Residential and Housing Elements of the General Plan. r~,: Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 SINGLE-FAMILY RESIDENTIAL * To maximize choices of single-family residential lots and/or housing for residents of the County. * To ensure compatible uses within and adjacent to single-family residential zoned areas. * To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. * 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. 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. * 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 Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes 7 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 the basic urban and non-urban form for areas within the County. The subject area is designated Low Density Urban Development. The Low Density Urban Development designation refers to single family residential in character, ancillary community and public uses and convenience type commercial uses. This designation does not refer to density limitations however, this designation generally has been at a density of 4 units per acre. This proposed single 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 low density form depicted on the LUPAG Map for this area of North Kona. The proposed subdivision of a 5-lot residential subdivision would be compatible with the character of lands surrounding the property. The surrounding area consists of a mixture of single-family residences and vacant lots. The subject parcel is situated across the Kona Harbor View Subdivision. The zoning pattern in the vicinity is a mixture of Single Family Residential (RS-7.5), Single Family Residential (RS-10) and Agricultural -1 acre (A-la). Adjacent to the parcel to the north is the Creative Day Preschool. Therefore, a favorable recommendation of this change of zone request will be consistent with the surrounding land use pattern already established within this area. Unusual conditions, trends and needs have arisen since the district boundaries and regulations were established. In terms of population, the North Kona district has been one of the largest growth areas on the island. From 1970 to 1990, the population of North Kona increased by 361 percent. The 1990 U.S. Census Data: Table 6, indicates a population of 4,832 in 1970 and a population of 22,284 in 1990 in the North Kona district. As such, the requested change of zone will help to meet the housing needs of the expanding population in this area. Primary access to the subject area is provided by Palani Road, atwo-lane County roadway, which has a pavement width of 20 feet within a 40-foot right-of--way. The Department of Public Works has expressed the need for improvements to the parcel's frontage along Palani Road. The need for such improvements is essential, since similar changes of zone may occur along Palani Road in addition to the creation of additional homesites, placing additional traffic burdens on the roadway. Conditions of approval to these issues have been included to ensure adequate and safe traffic conditions in this area. All essential services and facilities are available to the subject property. Wastewater generated by the proposed development will be disposed of utilizing an f. ~ Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 individual wastewater disposal system for each lot meeting the requirements of the Department of Health. The project site is comprised of soils identified as Kaimu, extremely stony peat. The Kaimu series consists of thin well-drained organic soils over a'a lava on Mauna Loa. In a representative profile, the surface layer is very dark brown, extremely stony peat about 3 inches thick. Permeability is moderately rapid, runoff is slow and erosion hazard is slight. Elevation is approximately 1,200 feet above mean sea level. The soil is appropriate for pasture, macadamia nuts, papaya and citrus fruits. Due to the shallow, rocky soils and grid climate, the soils are suitable for mainly pasture. Soils within the subject property have been classified as "E" (Poor) for agricultural productivity by the Land Study Bureau's Detailed Land Classification System. Finally, soils within the subject property are "unclassified" by the ALISH system. Based on the above findings, approval of the Change of Zone request from Agricultural-1 acre (A-la) to Single Family Residential (RS-10) zoned district would result in an appropriate land use pattern that will further the public necessity and convenience and the general welfare. For your favorable consideration, an amendment to Section 25-8-3, the North Kona Zone Map, of the County Zoning Code is transmitted. We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, C~~; C~evin M. Balog, ~ airman Planning Commission LBushM02.PC Enclosures cc: Mr. Gregory Mooers Ms. Marion Bush Department of Public Works Department of Water Supply West Hawaii Office Department of Land & Natural Resources Kazu Hayashida, Director/DOT-Highways, Honolulu M BBush01. rhy/emm-11\03197 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT MARION BUSH ~HAxC'F. OF 7.0 . APP T ATION fBFZ 97-161 MARION BUSH has submitted an application for a Change of Zone by changing the district classification from Agricultural (A-la) to Single Family Residential (RS-10) for approximately 1.662 acres of land. The property is located within Kealakehe Homesteads on the south side of Palani Road and approximately 1 mile makai of its junction with Mamalahoa Highway at Kealakehe, North Kona, Hawaii, TMK: 7-4-4:16. ENF.RA L. INFORMATION 1. Mazion Bush is the fee owner of the subject property. PROPOSED D .VEL.OPMENT 2. Request: The applicant is requesting reclassification from Agricultural (A-la) to Single Family Residential (RS-10) for approximately 1.662 acres of land. The applicant proposes to develop a 5-lot subdivision, with minimum lot sines of 10,000 square feet. 3. Objectives: "This subdivision will provide three additional lots for sale, the applicant intends to keep one lot and develop one lot for her residence. 4. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit A -Change of Zone Application dated October 8, 1997) STATE and COUNTY PL.A_NS 5. SLUC: Urban 6. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: The area is designated Low Density Urban Development. The Low Density Urban Development designation refers to single family residential in character, ancillary community and public uses and convenience type commercial uses. This designation does not refer to density limitations however, this designation generally has been at a density of 4 units per aC[e. ATTACHMEN'T' TO C-646/Bill 184 7. General Plan Consistency: Goals, policies and courses of action of the Housing, Land Use and Single Family Residential elements. 8. Hawaii State Plan Consistency: Economy and Housing objectives. 9. County Zoning: The property is currently zoned Agricultural - 1 acres (A-la). 10. SMA: The subject property is not situated within the Special Management Area boundary. DFSC'RiPTION OF SUR.iF.CT PROPERTY SURROUNDIN . RF.A 11. Property: The 1.662 acre parcel is an irregular shaped lot. The property was recently grubbed in 1995, and now has a dense covering of secondary weedy trees, herbs and vines. 12. U.S.D.A. Soil Type: The soils within the project area are classified by the U.S. Department of Agriculture, Soil Conservation Service, as I{aimu, extremely stony peat. The Kaimu series consists of thin well-drained organic soils over a'a lava on Mauna Loa. In a representative profile, the surface layer is very dark brown, extremely stony peat about 3 inches thick. Permeability is moderately rapid, runoff is slow and erosion hazard is slight. Elevation is approximately 1,200 feet above mean sea level. The soil is appropriate for pasture, macadamia nuts, papaya and citrus fruits. Due to the shallow, rocky soils and grid climate, the soils are suitable for mainly pasture. 13. ALISH System: The property is "Unclassified" on the State Department of Agriculture's Agricultural Lands of Importance to the State of Hawaii (ALISH) Map. 14. Land Study Bureau's Detailed Land Classif?cation System: Soils within the subject property are classified as "E" or "Very Poor" for agricultural productivity by the Land Study Bureau. 15. Flora: The applicant's environmental report states that only native plants found on the subject property were popolo, ilima, and morning glory, three indigenous plants that are common throughout Hawaii. The presumed Polynesian introductions kukui and noni were also present. 16. Fauna: The applicant's environmental report states that no native fauna were observed on the site. The two Hawaiian raptors, the short-eared owl or Pueo and the endangered -2- i Hawaiian Hawk or 'Io may on occasions make use of the area. Although the Hawaiian hawk is an endangered species, the subject property is not considered to be part of its essential habitat. The only native Hawaiian mammal, the Hawaiian Hoary Bat, may also be present in the area. Feral mammal observed on the project site include Indian mongoose, cat, rats and mice. 17. Archaeological Resources: The applicant's environmental report states in part '...According to a 1995 site inspection by Marc Smith of the State Historic Preservation Division, no historic sites or archaeological features were present within the parcel." A grubbing permit was issued in 1995 and the property was grubbed. Thus, the proposed action will not have any effect on significant historic sites. 18. FIRM: The subject property is located within Zone X, area determined to be outside the 500-year flood plain. 19. Surrounding Zoning/Land Uses: The surrounding area consists of a mixture of single-family residences and vacant lots. The subject parcel is situated across the Kona Harbor View Subdivision. The zoning pattern in the vicinity is a mixture of Single Family Residential (RS-7.5), Single Family Residential (RS-10), Agricultural -1 acre (A-la) and Agricultural -5 acre (A-5). Adjacent to the parcel is the Creative Day Preschool. PUBLIC FACILITIES AND SERVICES 20. Access: Access to the site is provided from Palani Road, atwo-lane County roadway, which has a pavement width of 20 feet within a 40-foot right-of-way. The applicant proposes to limit to only two driveway access points to Palani Road for all of the proposed five lots. It should be noted that the Homestead Road along the eastern boundary of the subject property does not exist on ground and hence, is a paper road. 21. Utilities: Water, electrical and telephone service will be made available to the property. AGF.N('iF.S' COMMENTS 22. Real Property Tax Oftice (October 23, 1997 Memo): "Delinquent taxes are owing from 1996-97, 2nd installment." -3- 23. Police Department (November 4, 1997 Memo): "We have reviewed the application for a change of zone and do not believe the request will negatively impact traffic safety or police services in the area." 24. Department of Health (October 22, 1997 Memo): "The Health Department found no envuonmental health concerns with regulatory implications in the submittals." 25. Department of Land and Natural Resources, Land Division (October 22, 1997 Letter): "Thank you for the opportunity to review the subject Change of Zone Application. "The Department of land and Natural Resources has no comments to offer on the subject matter at this time." 26. Department of Land and Natural Resources, State Historic Preservation Division (October 28, 1997 Letter): "Thank you for your Memo of October 16, 1997 and the above referenced Change of Zone Application for our review and comment. "Marc Smith, our staff azchaeologist on the island, signed a grubbing permit for the 1.662 acre parcel owned by Mazion Bush in 1995. His notes on the peraut indicate that there were no significant historic sites present. The plan to subdivide this pazcel will thus have 'no effect' on significant historic sites." 27. Department of Water Supply: (See Exhibit B -October 22, 1997 Memo) 28. Department of Public Works: (See Exhibit C -October 29, 1997 Memo and Applicant's Response -November 12, 1997 Letter) A('FNCIEC- NO RESPONSE 29. HELCO, Fire Department and Department of Transportation PirxL.IC COMMENTS 30. The Department has not received any objections from the general public or adjacent landowners on the subject request. -4- AP?LIGATION FOR C3ANGE OF ZONE COUNTY OF 3AWAII PLANNING DEPARTMENT AP?LICANT: Marion Bush -7/ A?PLICANT' S SIGNATURE: _~~.c.e~" /~.L(,,~Jt DATE: 10/8/97 ADDRESS: P. 0. Box 1145 Kealakekua, Hawaii 96750 LIST APPLICANT'S INTEREST IF NOT OWNER Owner LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS TELEPHONE-BUSINESS: 323-9013 RESIDENCE: 326-1256 REQUEST:Family Agriculture One Acre FA-la TO Sin le Famil Residentia - -10) (Existing zoning) Propose zoning TAX MAP KEY: (3) 7-4-4:16 AREA OE PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 1,662 acres LANDOWNER(S): Same as Applicant OFINER'S SIGNATURE DATE: (May be by letter) AGENT: Gregory R. Mooers ADDRESS:P. 0. Box 1101 Kamuela, Hawaii 96743 TELEPHONE-BUSINESS: 885-6839 RESIDENCE: gg5-7126 Fax: 885-1574 ?lease indicate to whom original correspondence and copies should be sent. ORIGINAL Mooers COPIES Bush EX IBIT 4 (See Instructions in Back) ATTACHMENT Residential Rezoning PLANNING OEPARTHENT COLNTY OF nA'wAII APPLICATION rOR CHANGE OF ZONE 1. If your request is approved, do you intend to suodiviae the subject land in accordance witn the approved change of zone? Yes If yes, please answer the rest of question 1 and then .o quesiion 3. a. How many acres of the requested area do you intend co subdivide? 1.662 o. Into what lot sizes? 10,000 sf c. If your request is approved, approximately how long after the date of approval do you expect to suomit your subdivision plans to the Planning Department for preliminary approval? 6 months d. Oo you intend to build houses on the newly created lots? on l only If yes, please answer the fallowing questions: On how many of those lots? 1 At what approximate price range? House not for sale 3 lots 875,000 Total 8225,000 Approximately now long, after approval of _ the subdivision, would the first house oe available for occupancy? 1 year If you intend to suodiviae, please suomit a preliminary schematic suodivision plan together with your change of zone application form. L 2. If you have no firm plans of suodividing the suuject area, 0o you intend to: a. Sell or lease the land to someone who nos firm plans? d. Sell or lease the land to someone who nos tentative plans? c. Sell or lease the land to someone wno nos no plans? d. Keep it? e. Otner (please state) f. If you intend to do either a, b, or c, please elaoorate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. Do you think that your request and your further plans for the land will alleviate the local Housing situation? Yes How? This subdivision will provide three additional lots for sale, the applicant intends to keep one lot and develop one lot for her residence. 4. Are there any buildings on the subject area? No If so, what kind? what do you intend to do with those buildings if your request is approved? -2- 5. Is the suoject land currently oeing used for any agricultural accivitity? Vo If so, please list the pines of prdcucts grown and on now many square feet or acres of land per product. 6. To your knowledge, has there been any flooding and/or drainage problem on the suoject area? ~o If so, please describe the problem. 7. Do you think that the roads leading to the suoject area needs improvement? vo If so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 8. what sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools X b. Roads x c. Sewer x d. Drainage x e. Police Protection X -3- L ~ Yep No f. Fire Protection x g. Recreational Facilities x n. Puolic utilities x i. Other X . Far those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. Signature: Address: a_n_ a~~ iini v~m..oi~ 96743 Telephone: 885-6839 Date: October 1997 -4- 5337A/SOA ?.0. 5/94 l ~ CHANGE OF ZONE REQUEST -Marion K. Bush Family Agricultural - 1 acre (FA-la) to Residential 10,000 square feet (RS-10) Kealakehe Homesteads, First Series, Kealakehe, North Kona, Island of Hawaii, Hawaii Tax Map Key : (3) 7-4-04:16 APPLICANT'S REQUEST The applicant, Marton K. Bush is requesting a Change of Zone from the County's Family Agricultural (FA-la) zone to Single Family Residential (RS-10) for 1.662 acres of land at Lot 15, Kealakehe Homesteads, Kealakehe, North Kona, Hawaii, specificall}• identified as Tax Map Key : (3) 7-4-04:16. PROPOSED DEVELOPMENT 1. The applicant is proposing to create a five (5) lot residential subdivision with minimum lot sizes of 10,000 square feet. 2. The applicant proposes to construct two access points off of Palarti Road to provide access to these lots. One access point already exists. 3. Water will be provided to these lots from a County Department of Water Supply 8" line that fronts the property on Palani Road. 4. The applicant intends to install a drainage system that meets with the approval of the Department of Public Works (DPW), that will dispose of all on-site drainage. APPLICANT'S STATEMENT 5. In support of this application, the applicant has submitted the following: (See attached statement.) STATE AND COUNTY PLANNING 6 The present State Land Use designation is Urban. 7 The General Plan Land Use Pa[tern Allocation Guide (LUPAG) map designates the property as Low Density. As such, this request would not be contrary to the General Plan LUPAG map. 8. The subject property is located within the County Family Agricultural l acre (FA-la) zone. 9 The property to the north and south of the subject property is zoned RS-l0. 10 The property is not within the Special Management Area of the County of Hawaii. DESCRIPTION OF THE PROPERTY AND SURROUNDING AREA 1 1. The property is a 1.662 acre parcel located immediately makai of a private nursery school on Palani Road. l2. This site is presently unused and is overgrown with native vegetation such as mango, Christmas Berry, jacaranda and other miscellaneous grasses and shrubs. There are no significant trees or other vegetative features on the property. Please see the environmental report for this property. l3. Since the site was previously used for the grazing of cattle and it was grubbed in 1995, it is expected that no archaeological features exist on the property. l4. There is no evidence of historical or cultural features on the parcel, nor did the records at the County Plaruting Department uncover any significant findings attributable to the area or subject property. Please see Marc Smith's comments on the grubbing permit included in the environmental report. Marc Stnith is with the State Historic Preservation Division and did a site inspection in 1995. l5. Common animal species in the area include field trice, mongoose, and stray domestic animals such as cats or dogs. Please see the environmental report. l6. The topography of the site is fairly level with slopes less than 10 percent. 17. The average annual rainfall is approximately 58 inches. 18. The U.S. Department of Agriculture Soil Survey Report identifies the soil on the property to be of the Kaimu extremely stony peat. This thin, well-drained orgartic soil) forms over a'a lava. Permeability is moderately rapid, run off is slow and erosion hazard is slight. l9. According to the Agricultural Lands of Importance to the State of Hawaii (AL[SH) classification system, the proposed area is not classified as Prime, Unique or Other Important Agricultural Land. Z0. According to the Land Study Bureau Overall Productivity Ratings system, the area has a Class `E" rating, very poor. 21. The U. S. Army Corps of Engineers Flood Insurance Rate Map (FIRM) has designated the property to be in zone "X", outside of the flood plain PUBLIC FACILITIES AND UTILITIES 22. The property is located on Palani Road, all five lots wilt have access to Palani from two proposed driveways. Please see the enclosed site plan. 23. The Department of Water Supply has advised us there is adequate source development to provide service to the proposed subdivision from an 8" line that fronts the property on Palani Road. 21. This area is not serviced by a municipal sewer system. Domestic sewage disposal will be by individual wastewater treatment systems approved by the State Department of Health. 25. Both telephone and electrical service can be made available to the property from Palani Road that fronts the property. 26. The main Kona police station is 5 miles from the property and the nearest fire station is located 3.0 miles away at the intersection of Palani Road and Queen Kaahumanu Highway. 27. Primary, middle and secondary schools are located within the Kelakehe area. 28. A major recreational facility, the Old Kona Airport Park, is located four miles from the site with neighborhood recreational facilities available less than one mile away at the Kealakehe School. 29. The applicant intends to install a drainage system that meets with the approval of the Department of Public Works (DPW), that will dispose of all on-site drainage. APPLICANT'S STATEMENT CHANGE OF ZONE REQUEST -Marion K. Bush Family Agricultural - 1 acre (FA-la) to Residential 10,000 square feet (RS-10) Kealakehe Homesteads, First Series, Kealakehe, North Kona, Island of Hawaii, Hawaii Tax Map Key : (3) 7-4-04:16 A. The property is located within the State Land Use Urban district. B. The property is in the County's General Plan LUPAG Map's Low Density Designation, "Single family residential in character, ancillary community and public uses, and convenience type commercial uses." C. The immediate azea contains residential lots from 10,000 square feet to one acre in size. D. [n the immediate vicinity of the subject property there are parks, gyms, and other recreational facilities, as well as small-scale neighborhood commercial facilities. E. Schools are also situated close by along with other public service facilities. The applicant believes the project area is conveniently located to schools, recreation, commercial areas, and employment centers. F. The property is within an area that has been extensively developed for single-family residential use. All essential utilities are available to the property. The proposed development conforms to the Land Use and Single-Family Residential Elements of the General Plan, which states: • Designate and allocate land uses in appropriate proportions and mix and in keeaTng with the social, cultural and physical environments of the County. • To maximize choices ofsingle-family residential lots and/or housing for residents of the County. • To ensure compatible uses within and adjacent to single-family residential zoned areas. r • To provide single-family residential areas com~eniently 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 use. G. Given this location, surrounded by urban residential subdivisions, this proposed use of the land will not contribute to "scatterization" of the established land use pattern, nor will its inclusion into the Single-Family Residential district result in the expansion of governmental services or facilities. H. Infrastructure required to service this property is already in place. [t is accessible by the existing County standard roadway, Palani Road. There are no significant developmental constraints on the property such as flooding, excessive slopes, or unstable ground conditions which cannot be adequately mitigated. J. The subject property is presently designated Low Density by the LUPAG map of the General Plan. Under this designation, the proposed development and change of zone could be favorably considered. K. The proposed change of zone would be consistent with the General Plan Housing goals of providing a variety of housing choices as well as attaining a diversity of socio- economic housing mix within the Kealakehe Homesteads area. By allowing the proposed development, it is determined that the following Housing goals of the General Plan may be attained in the Kealakehe Homesteads area: ' Maintain a housing supply which allows a variety of choice. Improve and maintain the quality and affordability of the existing housing stock. " The County shall encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. r. L The land is classified by the Land Study Bureau's Overall Master Productivity Rating system classification as "E" very poor and the property is not classified as "prime", "unique" or "other important agricultural lands" according to the State Department of Agriculture's Land of Importance to the State of Hawaii (ALISH) Map. Thus the proposed rezoning will not result in a loss of a valuable agricultural resource. From a land use perspective, expansion of the existing urban development in this area would tend to alleviate the conversion of more productive agricultural lands to urban-type uses. M. The subject property has no history of archaeological or habitat constraints, nor are there any topographic limitations that affect the development of the proposed subdivision. N. The property is readily accessible by County standard roadways and required infrastructure is in place. Public services and other facilities are available to the property and are not anticipated to be unreasonably burdened as a result of granting the requested RS-(0 zoning. Given the above, the applicant believes that this request is reasonable and should be approved. it will not cause any significant adverse agricultural impact; it does not have on-site development constraints; it will not overly burden public services or facilities; it will help address the overall housing needs of this area by adding inventory of available lots; and it is consistent with the present uses of the neighborhood. ENVIRONMENTAL REVIEW CHANGE OF ZONE REQUEST FOR TMK 7-4-4:16 HONOKOHAU, NORTH KONA, HAWAII by Ron Terry. Ph.D. September 1997 Introduction This Environmental Review (ER) was developed at the request of Greg Mooers as supporting material for a change of zone request that is being submi[ted to the Hawaii County Planning Department. The rezoning applies to a l.6-acre property fron[ing Palani Road (State Highway l90), approximately 3 miles mauka from the center of Kailua-Kona and 1 mile makai of Palani Junction (see attached map). The property is bordered by residences, farms and a private school. The landowner is Marion K. Bush. The parcel is currently zoned A-la (Agriculture, minimum lot size l acre), is classified in the Stale Land Use Urban District, and is designated in the Hawaii County General Plan for Low Densi[y Urban Expansion. The request would rezone the parcel to County zone RS-10 (Residential, minimum lot size (0,000 square feet). After rezoning, current plans call for subdivision into five lots, all greater than 10,000 square feet. it is expected that residences will be built on each lot. Methodology Methodology included field survey and examination of published records related to the environmental conditions on the site. Field surveys of the property were conducted on two occasions in July and September 1997. The primary objective was to determine whether any rare or endangered species, or habitat for such species, were present on the parcel. A secondary objective was to characterize the Flora and fauna by l) compiling a plant species list that would include the most common alien species and all native species encountered; 2) characterizing the general vegetation [ypes present; and 3) assessing the quality of habita[ for native fauna. A final objective was to identify any other sensitive environmental conditions or potential impacts. The edges of the property were walked, with repeated forays towards the center, and then the center of the property was walked, with forays toward the sides. Dense vegetation on the property borders prevented l00 percent visual survey, and therefore survey involved intensive examination of representa[ive sample areas. Records, maps and publications examined included the zoning maps, parcel maps and records, State Land Use District Maps. and Flood Insurance Rate Maps (FIRM) maintained at the Hawaii County Planning and Public Works Departments. Published sources included the Atlas of Hawaii (2nd ed.), the Manual of Flowering Plants of Hawaii, the Rainfall Atlas of Hawaii, the United States Geological Survey (USGS) topographical map Kailua (1:34,000 scale), the U.S. Soil Conservation Service's Soil Survey of Island of Hawail, the USGS publication Volcanic and Seismic Hazards on the Island of Hawaii, and the 1990 U.S. Census of Population. The References section at the end of this report supplies full references for all published material. General Site Description The elevation of the site is approximately 1,000 feet above mean sea level. Slopes on~the property are moderate and trend from the back of the parcel towards Palani Road and makai. Annual rainfall is approximately 58 inches. Soil is classified as Kaimu extremely stony peat, a common soil in lowland Kona. This thin, well-drained organic soil forms over `a`a lava on Mauna Loa. The soil is appropriate for pasture, macadamia nuts, papaya, and citrus fruits. Permeability is moderately rapid, runoff is slow, and erosion hazard is slight. There are no active land uses on the pazcel. The entire property was grubbed (with a permit) in 1995 and now has a dense covering of secondazy weedy trees, herbs and vines. Flora, Fauna and Ecosystems: Existing Conditions Based on rainfall and geologic substrate, the area probably supported a Lowland Mesic Forest (Gagne and Cuddihy 1990), with `ohi`a (Metrosideros ~olymorpha) and lama (DiosRyros sandwicensis) as co-dominants. The original vegetation of the property was probably long ago lost to disturbance because of farming and ranching activities. (n any case, grubbing that occurred in 1995 preserved only a few of the large trees within a grassy cleazing, surrounded by a dense fringe of secondary weedy trees, herbs and vines. The vegetation of the parcel is almost entirely alien. The principal alien species are listed below: ALIEN TREES AND SHRUBS Mangifera indica mango Carica oaoava papaya Cordyline fruticosa ti Cassia spp. shower tree Eucalyptus robusta swamp mahogany Psidium ¢uaiava guava Psidium cattleianum wai`awi Eriobotrya jaRpnica loquat Schinus terebinthifolius Christmas berry Melochia umbellata melochia Delonix rem royal poinciana Lantana camas lantana Jacaranda mimosifolia jacazanda Casuarina equisetifolia ironwood Ficus microRhylla Chinese banyan Coffea azabica coffee Environmental Repan. TMK 7-4-4:16 Page 2 ALIEN HERBS. GRASSES AND VINES (ndigofera suffruticosa indigo Chamaechrista nictitans partridge pea Commelina diffusa honohono Passiflora edulis liliko`i [~o[is pectata comb hypos Buddleia asiatica buddleia Amaran[hus soinosus spiny amazanth Lepidium bonaziensis pepper grass Kalanchce ~nnata air plant Wedelia trilobata wedelia Sida rhombifolia sida Dioscorea bulbifora bitter yam Panicum maximum guinea grass Pennisetum purpureum elephant grass Melinis minutiflora molasses grass Rh nchelytrum reoens natal red top Eleusine indica goosegrass Panicum repent torpedo grass Chloris vireata feather fingergrass loomoea alba moonflower The only native plants found were popolo (Solanum americanum), ilima (Sida fallax) and morning glory (IDomcea con eg_sta), three indigenous plants that are common throughou[ Hawaii. The presumed Polynesian introductions kukui (Aleurites moluccana) and noni (Morinda citrifolia) were also present. No native fauna were observed on the si[e. It is quite possible that certain native forest birds, seabirds or migratory birds could utilize or fly over the site, but it is unlikely that any with threatened or endangered status would find the site suitable habitat or be affected by activities that occur on the parcel. The two Hawaiian rap[ors, the Hawaiian Hawk or `[o (Buteo solitarius), and the Hawaiian owl or Pueo (Asio flammeus sandwichensis), probably make some use of the area. Although the Hawaiian Hawk is an endangered species, the subject property is not considered to be part of its essential habitat. No hawk nests were observed on the site, although the scale of the survey was not exhaustive and there may be nests on or very near the properly. The only native Hawaiian land mammal, the Hawaiian Hoary Bat (Lasiurus cinereus semotu ,may also be present in the area, as it is common in many areas on the island of Hawaii. Observation took place in daylight, and therefore the lack of bat observations may no[ signify an actual absence of bats. As with the hawk, however, the project area would not be expected to represent essential habitat for species. No systematic faunal survey was conducted. Few birds were observed on the site. The alien vegetation on the property probably provides habitat for alien bird species such as Japanese white-eye (Zosterops japonica), cardinal (Cardinalis cardinalis), and yellow-billed cardinal (Paroaria c~pitata). Mongooses (Herpestes auroounctatus), feral cats (Fells talus), rats (Ra[tus spp.) and mice (Mats musculus domesticus) may also to inhabit or use the properly. Flora. Fauna and Ecosystems: Impacts and Mitigation Measures No rare, threatened or endangered species as listed by the U.S. Fish and Wildlife Service are present on the parcel, nor are there unique or valuable wildlife habitats. [n fact, only three native plant species (the common indigenous plants popolo, ilima and morning glory) were Emironmenra[ Reparr, TMK 7-4-4:16 pa8e j t observed. The history of con[inuous disturbance coupled with its lowland context indicates that the property has very little value in terms of conserving native species. No impact on native species or habita[ is expected to result from the rezoning or subsequent activities on the site. Drainage: Existing Conditions No permanent or intermittent streams appear on maps of the parcel, and no evidence of watercourses or gullies was present in the reconnaissance. The Flood Insurance Rate Maps for the area (no panel printed) classify the entire parcel and surrounding azeas as Zone X, which are identified in the community flood insurance study as azeas of moderate or minimal hazard from the principal source of flood in the area. Drainage: Impacts and Mitigation Measures The parcel does not appear prone to flooding or likely to produce large quantities of runoff onto adjacent areas in its current state. For any property undergoing intensification of use, flooding can be generated onsite because of an increase in runoff potential from rain falling on more impermeable surfaces. Mitigation for such impacts may consist of gutters, storm drains, drywells or other structures to ensure that all runoff is contained onsite. The County of Hawaii will determine the necessary mitigation as part of the rezoning, subdivision and plan approval process. The change of zone applicant has stated that she will comply with all drainage mitigation conditions required by the County. Based on expected mitigation measures, no net impact to the applicant's or neighboring property or any areas downstream would result from the proposed project. Lava Flow and Earthquake Hazards: Existing Conditions The entire Big Island is subject to geologic hazards, especially lava flows and earthquakes. The United States Geological Survey (USGS) classifies this azea, which is on the slopes of the dormant volcano Hualalai, as Lava Flow Hazed Zone 4, on a scale of ascending risk 9 to 1. Less than 15 percent of the ground surface within Zone 4 has been covered by lava within the las[ 750 years. The entire island of Hawaii is in Zone 3 on a scale of ascending risk 1 to 4 in the Seismic Probability Rating. Major damage corresponding to a score of 7 or above on the Modified Mercalli Scale is possible. Lava Flow and Earthquake Hazards: Impacts and Mitigation Measures No adverse impacts related to geological hazards is expected to result directly or indirectly from the proposed rezoning. Environmental Report, TMK 7-4-d.•!6 po$e 4 Air Quality and Noise: Existing Conditions fir quality in the project area is currently affected mos[ly by emissions from motor vehicles and na[ural sources. Volcanic emissions of sulfur dioxide convex[ into pazticulate sulfate which causes a volcanic haze (vog) to blanket the area, a consistent problem in Kona. Motor vehicles on Palani Road and adjacent roads and homes emit CO, nitrogen oxides and hydrocarbons (an ozone precursor), as well as smaller amounts of other pollutants. Noise is generated on-site by residential and agricultural activities and off-site by similar activities and Palani Road. Noise levels are moderate on the si[e and decrease towards the back of the parcel. Air Quality and Noise: Impacts and Mitigation Measures The proposed rezoning would result in slightly greater density of residential uses aid would [hus generate additional air pollution and noise. Such increases would be negligible in the context of existing conditions and merit no special mitigation measures. Scenic Resources: Existing Conditions Several rows of trees associated with the Palani Road border of the parcel and the corresponding border on the opposite side of Palani Road essentially block views of [he coast. Views from the area behind the parcel may include panoramas of the coastal area from high points where vegetation does not obstruct the horizon. Directly behind the property is a steep slope, so that neighboring residences are perched considerably above, and the vegetation of the subject property (except for the highest trees) is below their horizons. From Palani Road, the parcel appears to be a weedy pasture wi[h scattered trees. No views specifically cited in the Hawaii County General Plan Support Document are part of the scenery or viewshed of the property. Scenic Resources: /mpacts and Mitigation Measures The proposed rezoning is unlikely to adversely affect scenic views. The new lots proposed are within an area of existing homes and schools. Socioeconomic: Existing Condirions The following table presents recent and historic population data for Hawaii County and the North and South Kona Districts. Environmental Report, TMK 7-4-4:16 Page 5 Population Growth in Kona, 1970-1990 DistrictiPeriod 1970 1980 1990 % Growth North Kona 4,832 13,898 22,284 361 South Kona 4,004 5,809 7,658 91 Hawaii County 64,468 92,053 120,317 g7% Sources: U.S. Bureau of the Census: "1990 Census of Population. General Population Charactensncs." 1990.CP-I- I7: Hawaii County Data Book. The population of Kona has grown steadily since 1965 as a result of the expanding visitor industry in Wesc Hawaii, which has a large and growing share of the visitors to the island and consequently the de facto population. At any given time, up to one-fourth of those present in Kona are visitors. The combination of expanding resident and visitor populations has increased traffic in all of West Hawaii. Major roadways in Kona have experienced an approximate tripling in average daily traffic between 1984 and 1996 (Source: State DOT Planning Branch traffic counts). The ethnic composition of the North and South Kona Districts at the time of the 1990 U.S. Census was as follows: Caucasian: 54.6 percent; Hawaiian: 18.6 percent; Japanese 13.6 percent; Filipino: 8.3 percent; Other: 5.3 percent. This distribution illustrates a multicultural community with no distinct minority groups ,although Caucasians are an expanding majority (Source: U.S. Census Data: Table 6, "1990 Census of Population. General Population Charac[eristics," 1990 CP-I-l3) Socioeconomic: /mpacts and Mitigation Measures The proposed improvements would lead to an addition of as many as five new house sites. The magnitude of this addition is not substantial, considering the current size and rate of change of the population in North Kona. Neighborhood Character: Existing Conditions and /mpacts The parcel is within the area identified as Low Density Urban Expansion in the Hawaii County General Plan. The properties surrounding the area have a mixture of uses, with both Residential and Agricultural zoning. A number of residences and apre-school are present. Because adjacent areas have land uses and densities similar to those being proposed through this rezoning request, there would be little impact to the character of the neighborhood. Entironmentat Report, TMK 7-4~: /6 Page 6 Agricultural Land: Existing Conditions and Impacts The agricultural utility of soil in Hawaii has been assessed by the U.S. Natural Resources Conservation Service and mapped as part of map series Agricultural Lands of Importance ro the State of Hawaii (AL[SH). The land is not classified as Prime, Unique, or Other Important Agricultural Land. Archaeology and Historic Sites: Existing Conditions, Impacts and Mitigation Measures According to a 1995 site inspection by Marc Smith of the State Historic Preservation Division, no historic sites or azchaeological features were present wi[hin the parcel (see Mr Smith's comments on attached grubbing permit from the Hawaii County Department of Public Works). The site was subsequently grubbed. Public Facilities and Services: Existing Conditions Access to the site is provided by one driveway from Palani Road. Sight distance is adequa[e both up and down Palani Road. According to data contained in various years of the Traffic Summary, Island of Hawaii (Hawaii State DOT), average daily traffic on Palani Road neaz [he project site grew from 7,665 in 1986 to 11,734 in 1994. Traffic congestion is generally minor except during peak hours, although queues may develop on side streets. All necessary utilities are available onsite, including water service via an 8-inch line adjacent to the property. Wastewater treatment in this area is through cesspools and septic tanks. The Kona Fire Station is on Palani Road about 3 miles makai of the site. The Kona Regional Police Station is in Kealakehe, approximately 5 miles away. Kona Hospital is located in Kealakekua, about l l miles from the site. Kealakehe Elementary, Intermediate, and High School are approximately one mile distant. Public Facilities and Services: Impacts and Mitigation Measures The current plan calls for development of two driveways for access to the five lots. Traffic impacu will be gauged as part of the review process during rezoning, subdivision and plan approval, and the Hawaii County Department of Public Works is expected to determine if mitigation measures aze necessary. Wastewater treatment will be through individual wastewater treatment systems designed, sited and installed in accordance with Hawaii State Department of Health regulations (HAR §11-62). No impacts or burdens to utility services or other customers would be experienced as a result of the rezoning and subsequent uses. The subdivision would create only negligible new demands on public facilities and services, all of which could be accommodated wi[h existing facilities. Ertvironmettta[ Report, TMK 7-4-4: /6 Page 7 Alternatives The alternative to rezoning [he parcel would be to leave the existing zoning in place. In the A-la dis[rict, one farm residence and additional auxiliary dwellings and struc[ures directly related to agricultural activities are permitted uses. The most likely ou[come would be that the parcel's owner would build of a large single-family home accessory to agricultural use. This would reduce the potential population increase as well as the degree of related adverse and beneficial impacts, such as traffic impacts and tax base increase. Findings of Environmental Impact and Conclusions No substantial adverse environmental effects to are to be expected from the rezoning and the expected subsequent development of five residences. Negligible short term impacts to noise, traffic, scenic values and dust or sedimentation may occur during construction. Mitigation measures will be necessary to prevent long term drainage imparts. These will be developed as part of County-approved drainage plans, which should produce no net adverse impacts and poten[ially beneficial drainage impacts. Mitigation for long-term traffic impacts, if any, will be developed during the rezoning, subdivision and plan approval review process. In terms of the relationship between short-term use of man's environment and the maintenance and enhancement of long-term productivity, no short-term exploitation of resources that would entail negative long-term consequences has been identified for the rezoning. The construction of homes would involve the irreversible and irretrievable commitment of only negligible quantities of natural resources. Environmental Report. TMK 7-4-4: /6 page g REFERENCES Furumoto, A.S., N.N. Nielsen, and W.R. Phillips. 1973. A Study of Past Earthquakes, Isoseismic Zones of Intensity, and Recommended Zones for Structural Design for Hawaii. Honolulu: Hawaii Institute of Geophysics. Gagne, W., and L. Cuddihy. 1990. "Vegetation," pp. 45-114 in W.L. Wagner, D.R. Herbs[, and S.H. Sohmer, eds., Manual of the Flowering Plants of Hawaii. 2 vols. Honolulu: University of Hawaii Press. Giambelucca, T.W., Nutlet, M.A., and T.A. Schroeder. 1986. Rainfall Atlas of Hawaii. Honolulu: Hawaii Department of Land and Natural Resources. Hawaii County Department of Public Works. 1970. Storm Drainage Standards. Hilo. Hawaii County Planning Department. 1989. General Plan, County of Hawaii. Hilo. Hawaii State Department of Transportation, Highways Division. 1995. Traffic Summary, /stand of Hawaii, 1994. Honolulu. Heliker, C. 1990. Volcanic and Seismic Hazards on the Island of Hawaii. Washington: U.S. GPO. U.S. Bureau of the Census. 1991. /990 Census of Population, General Population Characteristics. 1990 CP-I-13. Washington: GPO (portions electronically republished in Hawaii Data Disc. 1973. CD-ROM. Honolulu: Hawaii State Department of Business, Economic Development and Tourism. U.S. Soil Conservation Service. 1973. Soil Survey of /s[and of Hawaii, State of Hawaii. Washington: U.S.D.A. County of Hawaii DEPARTMENT OF PUBLIC WORKS GRUBBING PERMIT Cwner ,G/~1,Ci°~,l Address /~dY ~JOS~7 3Z3~~/,3 Phone_~_ :Cate of Application '~~'~G~"~C~l®-~7~/t~~ Contractor ~ ~ /~(/F~ Address ~3 33 Phone~~ License No. ~ Y"~ ,C~~c~ IlE/-1~ t,~ 6 Lor I Location Tax Map Kev Z ~ r/g/~ ~i Area (acres) 3~3 Estmated Starting Date Z- G 9S Estimated Completion Date y S Fee Remarks ~~~~Al6 O~ ~G Z ,A~',C65 OLuns~i-~Y ~j /L/. /~Z/sya~. Tff~ (G6/ 6>~ awu o .CLj S. x}~o ~,C6r7~ Li~`i<.c. ~ ~fT U~cl7aUC{f~ / ~ 3 - ~ Con P."(1 ~nr it ~ C No i7'.,v ~.`.i~ c.l~ i !^L~i(~ ~ Srt.a ~wf~.~..-..\~L''~ G~,.a-'S-l.u-~ i~iW INSTRUCTIONS TO APPLICANT APPLICANT SHALL OBTAIN THE FOLLOWING 4PPROVALS SHALL BE OBTAINED IN SEQUENTIAL ORDER. ©IN NUMERICAL ORDER NJORK MUST BE PERFORMED ACCORDING TO THE ~ ? ~ ~d 7S CONDITIONS STATED ON THIS PERMR AND AS SHOWN vlar~ngD Da ON THE APPROVED PLANS AND SPECIFICATIONS AS MAY 2 ? ~ L o Q BE SUBJECT TO COMPLIANCE WITH CHAPTER 10 OF THE HAWAII COUNTY CODE. Stan OINR-Mistone vreservanon Cata ISSUED PERMIT BECOMES NULL AND VOID IF AUTHORIZED $ ? WORK DOES NOT COMMENCE WITHIN NINETY (90) DAYS Dept of vu6Ue wort. Cn~er Engineer ~ssuanea Cate OR IS NOT COMPLETED WITHIN ONE f1) YEAR OF THE ISSUANCE DATE OF THIS PERMIT. q ? PLEASE RETURN THIS SECTION TO THE DEPARTMENT OF PUBLIC WORKS, ENGINEERING DIVISION UPON COMPLETIONlFiNALlNSPECTION OF WORK I hereby certify that all work as requested above has been completed in conformity with Chapter 10 of the Hawaii County Cade and in accordance with the approved plans and specifications. Owner Date Approved by Date grucormt~.vpd-altai94 J n ~ l ~1 ~ (I Ii 1~ ~ ' , Ii ~ - i ' 1 FI11 " i / y I N 1' / / ~ I `1 fl 11 ~ ]c~ / I n ' c o ~ a \ / I- ~ / _ ?j 9 • 4 e > > z 'r - ° ~ ° ' II~ x o n a I o ~ ~ a,- 'lll i o ~ c~~ ~ c o~° ~I~ ~ a ~ p o p _ an_ ~ o can O ]n O ~ - ~N ~ ' I, 0 on qn~ p I o n i ° n~ b~ O >a 0111, 4 Iti ~ ~I pp c~ p o° z Y~ ~ ~ a / i I oa i °O~ ° "i one _ > 50 VI O N ° p ° 0o n QQ~ ~ y l ~j , _ I III ° ° a ° ~ iI - I ~ ~ I~ °o n _ w ~ Y 1 \ ~ ~ , Itt 4 1 _ ~ ~ . s~j_' ~ 5~ i g~n~ j tt$ VV~~ ~ i1' 4 i~° ; \ \ ~ ~ i i ~ r', If''f1~%~ a ei3Ea ;:i ~ i~ ~ i ~ ~ ' ~ I~ r n i q ~ 'r u~ ur4 i~. i u ~ DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII r 0~~, 26 AUPU NI STREET HILO. HAWAII 96720 cr x~r~N. TELEPH O.'~E (BOB) 96~-B66C FA% (BOB) 961-8657 October 22. 1997 T0: Planning Department FROM: Milton D. Pavao. Manager SUBJECT: CHANGE OF ZONE APPLICATION NO. J7-016 APPLICANT - MARION K. BUSH TAX MAP KEY 7-4-004:016 we have reviewed the subject application. Water can be made available from an existing 8-inch waterline along Palani Road. Pursuant to the Department's "Water Commitment Guidelines Policy." a copy of which is being forwarded to the applicant, a water commitment may be issued. Based on the 4 additional units requested in .he proposed 5-unit development, the required water commitment deposit is 5600.00. Remittance by the applicant of the 5600.00 is requested as soon as possible so that a water commitment may be formally issued. The commitment will be in writing with specific conditions and effective dates stated. Please keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected. water availability is subject to change depending on the water situation. For the applicant's information, final subdivision approval will be subject to the following requirements: 1. Construct necessary water system improvements. which shall include. but not be limited to: a. service laterals that will accommodate a 5/8-inch meter to each additional lot. and b. fire hydrants spaced not more than 600 feet apart and within 300 feet EICHIBI~f the front of each lot. ...1ti' 6 1~~N6 afer rinnJ r~ronre99... t Planning Department Page 2 October 22. 1997 Submit construction plans and design calculations prepared by a professional engineer, registered in the State of Hawaii, for review and approval. 2. Remittance of the prevailiry facilities charge and capital assessment fee, which are subject to change of 513.500.00 and 52.000.00, respectively, is necessary upon completion of the installation of the required water improvements and prior to final subdivision approval. 3. Convey the water system improvements along with the necessary easements to the Water Commission, County of Hawaii. Should the applicant have any questions. please call our Water Resources and Planning Branch at 961-8660. Mi ton Pavao, P.E. Y Manag r WA:gms Att. copy - (w/att.) Ms. Marion K. Bush (w/o att.) Mooers Enterprises ~ i DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE October 29, 1997 Memorandum D TO :Planning Director FROM G M. uba, Chief Engineering Division cy SuB~ECT: Change of Zone Application (REZ 97-16) Applicant: Marion K. Bush Location: Kealakehe, North Kona,Hl TMK: 7-4-04:16 We have reviewed the subject application and offer the following comments: r in , 1. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. 2. Applicant shall be informed that if drywells are included in the subject improvements, an Underground Injection Control (UIC) permit must be applied for from the Department of Health, State of Hawaii. 3. A drainage study should be prepared and a drainage system should be installed meeting with the approval of DPW. 4. All grading and grubbing activities shall comply with Chapter 10 of the Hawaii County Code. Roadways 5. Vehicular access to the individual lots should not be from Palani Road. E~HIB~Y G „ 1(i6U8 Memo to Planning Director October 29, 1997 Page 2 6. Vehicular access shall meet with the approval of the Department of Public Works. The sight distance must meet the requirements of the Statewide Design Manual. 7. Palani Road should be improved along the property's frontage. 8. A future road widening easement should be placed along the Palani load frontage equal to half the distance between the existing right of way and a fifty foot right of way. TWP:sIs cc: Engineering -Hilo Engineering -Kona Planning -Kona MOOERS ENTERPRISES P.O. Box t 101 KAMUELA, HAWAII 96743 November 12, 1997 Ms. Virginia Goldstein Director Planning Department County of Hawaii 25 Aupuni Street - Hilo, Hawaii 96720 c"'- Re: Change of Zone Application Applicant: Marion K Bush Taz Map Key: (3) 7-4-04:16 ,i Kealakehe, North Kooa, Island of Hawaii, Hawaii Comments Response Dear Ms. Goldstein: l Your letter of November 3, 1997 transmitted the comments of the Department of Public Works on the application described above. I subsequently met on November 6. 1997, with Mr. Tom Pack, engineer for Public Works in Kona and the author of the comment letter. We discussed the comments and discussed how they could be applied to the proposed change of zone request. Comments #I - #4 are clearly understood and agreed to by the applicant. Comments #5 and #6 seem to cover the same issue and we agreed that the lots would access off of Palani Road only at the two points indicated on [he plans. Mr. Pack agreed that comment #6 was a clearer requirement and the applicant agrees with this comment. It is unclear to the applicant was is meant by comment #7. The applicant is aware that the County Council has been applying an impact related fee for such regional inftaswcture needs. The applicant believes that it is preferable to make such payments in lieu of making any improvements to such a small portion of this regional roadway when there are no engineering drawings to indigte what exact improvements are needed and where they should be installed. The applicant believes it is a better use of the impact related fees to have them held by the County until such a time when thz entire roadway improvcmcns are designed, engineered and ifutallcd. The applicant has indicated on the rezoning e.~dlibit a 20 ft. road widening setback along Palani Road. The ap- plicant believes this addresses the concerns expressed in comment #8. u you or your stall require any additional information in regard to these comments, please contact me directly. Sincerely, Greg Maoers Presi ent 11198 cRM:sp cc: Tom Pack, Public Works PNONE: (80B) 8856839 FAJC (808) B8S1574 ~ ~ C ll,l i L~ ( Cr- { I MOOERS ENTERPRISES P.O. BOZ 1 1 O 1 KAMUELA~ HAWAII 96743 CHANGE OF ZONE APPLICATION MARION K. BUSH Family Agricultural One Acre (FA-la) to Single Family Residential - 10,000 sf (RS-10) TMK: (3) 7-4-04:16 Portions of Lot 15 Kealakehe Homesteads, 1St Series and Grant 3761 to Hoopala and Pamahoa Kealakehe, North Kona, Island of Hawaii, Hawaii Submitted by: Mooers Enterprises October 8, 1997 PHONE: (80818856839 Fwx: (H08) BBS7574 APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT: Marion Bush APPLICANT' S SIGNATURE: /~L.-(,~.~ DATE: 10/8/97 ADDRESS: P. 0. Box 1145 Kealakekua, Hawaii 96750 LIST APPLICANT'S INTEREST IF NOT OWNER Owner LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS TELEPHONE-BUSINESS: 323-9013 RESIDENCE: 326-1256 REQUEST :Family Agriculture One Acre FA-la TO Sin le Famil Residential - -10) {Existing zoning Proposed zoning TAX MAP KEY: (3) 7-4-4:16 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 1.662 acres LANDOWNER (S) : Same as Applicant OWNER'S SIGNATURE DATE: May be by letter) AGENT: Gregory R. Mooers ADDRESS:P• 0. Box 1101 Kamuela, Hawaii 96743 TELEPHONE-BUSINESS: 885-6839 RESIDENCE: 885-7126 Fax: 885-1574 Please indicate to whom original correspondence and copies should be sent. ORIGINAL Mooers COPIES Bush (See Instructions in Back) ATTACHMENT Residential Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII PPPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? Yes If yes, please answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? 1.662 b. Into what lot sizes? 10,000 sf c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? 6 months d. Do you intend to build houses on the newly created lots? on 1 only If yes, please answer the fallowing questions: On how many of those lots? 1 At what approximate price range? House not for sale 3 Lots $75,000 Total $225,000 Approximately how long, after approval of the subdivision, would the first house be available for occupancy? 1 year If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of suodividing the subject area, do you intend to: a. Sell or lease the land to someone who nas firm plans? b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (please state) f. If you intend to do either a, b, or c, please elaoorate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. Do you think that your request and your further plans for the land will alleviate the local housing situation? Yes How? This subdivision will provide three additional lots for sale, the applicant intends to keep one lot and develop one lot for her residence. 4. Are tnere any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved? -2- 5. Is the subject land currently being used for any agricultural activitity? No If so, please list the kinds of products grown and on how many square feet or acres of land per product. 6. To your knowledge, has there been any flooding and/or drainage problem on the suoject area? No If so, please describe the problem. 7. Do you think that the roads leading to the Subject area needs improvement? No If so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 8. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. .Schools x b. Roads x c. Sewer x d. Drainage x e. Police Protection x -3- Yes No f. Fire Protection x g. Recreational Facilities x h. Puolic Utilities x i. Other x For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. Signature: Address: ply n x iim u=m oi~ u~ 96743 Telephone: 885-6839 Date: October 8, 1997 -4- e - CHANGE OF ZONE REQUEST -Marion K. Bush Family Agricultural - 1 acre (FA-la) to Residential 10,000 square feet (RS-10) Kealakehe Homesteads, First Series, Kealakehe, North Kona, Island of Hawaii, Hawaii Tax Map Key : (3) 7-4-04:16 APPLICANT'S REQUEST The applicant, Marion K. Bush is requesting a Change of Zone from the County's Family Agricultural (FA-la) zone to Single Family Residential (RS-10) for 1.662 acres of land at Lot 15, Kealakehe Homesteads, Kealakehe, North Kona, Hawaii, specifically identified as Tax Map Key : (3) 7-4-04:16. PROPOSED DEVELOPMENT 1. The applicant is proposing to create a five (5) lot residential subdivision with minimum lot sizes of 10,000 square feet. 2. The applicant proposes to construct two access points off of Palani Road to provide access to these lots. One access point already exists. 3. Water will be provided to these lots from a County Department of Water Supply 8" line that fronts the property on Palani Road. 4. The applicant intends to install a drainage system that meets with the approval of the Department of Public Works (DPW), that will dispose of all on-site drainage. APPLICANT'S STATEMENT 5. In support of this application, the applicant has submitted the following: (See attached statement. ) y ~ n STATE AND COUNTY PLANNING 6. The present State Land Use designation is Urban. 7. The General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the property as Low Density. As such, this request would not be contrary to the General Plan LUPAG map. 8. The subject property is located within the County Family Agricultural 1 acre (FA-la) zone. 9. The property to the north and south of the subject property is zoned RS-10. 10. The property is not within the Special Management Area of the County of Hawaii. DESCRIPTION OF THE PROPERTY AND SURROUNDING AREA 11. The property is a 1.662 acre parcel located immediately makai of a private nursery school on Palani Road. 12. This site is presently unused and is overgrown with native vegetation such as mango, Christmas Berry, jacaranda and other miscellaneous grasses and shrubs. There are no significant trees or other vegetative features on the property. Please see the environmental report for this property. 13. Since the site was previously used for the grazing of cattle and it was grubbed in 1995, it is expected that no archaeological features exist on the property. 14. There is no evidence of historical or cultural features on the parcel, nor did the records at the County Planning Department uncover any significant findings attributable to the area or subject property. Please see Marc Smith's comments on the grubbing permit included in the envirorunental report. Marc Smith is with the State Historic Preservation Division and did a site inspection in 1995. 15. Common animal species in the area include field mice, mongoose, and stray domestic animals such as cats or dogs. Please see the environmental report. 16. The topography of the site is fairly level with slopes less than 10 percent. 17. The average annual rainfall is approximately 58 inches. 18. The U.S. Department of Agriculture Soil Survey Report identifies the soil on the property to be of the Kaimu extremely stony peat. This thin, well-drained organic soill forms over a'a lava. Permeability is moderately rapid, run off is slow and erosion hazard is slight. l9. According to the Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system, the proposed area is not classified as Prime, Unique or Other Important Agricultural Land. 20. According to the Land Study Bureau Overall Productivity Ratings system, the area has a Class `E" rating, very poor. 21. The U. S. Army Corps of Engineers Flood Insurance Rate Map (FIRM) has designated the property to be in zone "X", outside of the flood plain PUBLIC FACII.ITIES AND UTILITIES 22. The property is located on Palani Road, all five lots will have access to Palani from two proposed driveways. Please see the enclosed site plan. 23. The Department of Water Supply has advised us there is adequate source development to provide service to the proposed subdivision from an 8" line that fronts the property on Palani Road. 24. This area is not serviced by a municipal sewer system. Domestic sewage disposal will be by individual wastewater treatment systems approved by the State Department of Health. 25. Both telephone and electrical service can be made available to the property from Palani Road that fronts the property. 26. The main Kona police station is 5 miles from the property and the nearest fire station is located 3.0 miles away at the intersection of Palani Road and Queen Kaahumanu Highway. 27. Primary, middle and secondary schools are located within the Kelakehe area. 28. A major recreational facility, the Old Kona Airport Park, is located four miles from the site with neighborhood recreational facilities available less than one mile away at the Kealakehe School. 29. The applicant intends to install a drainage system that meets with the approval of the Department of Public Works (DPW), that will dispose of all on-site drainage. a APPLICANT'S STATEMENT CHANGE OF ZONE REQUEST - Marion K Bush Family Agricultural - 1 acre (FA-la) to Residential 10,000 square feet (RS-10) Kealakehe Homesteads, First Series, Kealakehe, North Kona, Island of Hawaii, Hawaii Tax Map Key : (3) 7-4-04:16 A. The property is located within the State Land Use Urban district. B. The property is in the County's General Plan LUPAG Map's Low Density Designation, "Single family residential in character, ancillary community and public uses, and convenience type commercial uses." C. The immediate area contains residential lots from 10,000 square feet to one acre in size. D. In the immediate vicinity of the subject property there are pazks, gyms, and other recreational facilities, as well as small-scale neighborhood commercial facilities. E. Schools are also situated close by along with other public service facilities. The applicant believes the project azea is conveniently located to schools, recreation, commercial azeas, and employment centers. F. The property is within an area that has been extensively developed for single-family residential use. All essential utilities are available to the property. The proposed development conforms to the Land Use and Single-Family Residential Elements of the General Plan, which states: • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. • To maximize choices ofsingle-family residential lots and/or housing for residents of the County. • To ensure compatible uses within and adjacent to single-family residential zoned areas. • _ • To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. • The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies and standards. • Areas shall have basic improvements and amenities necessary for immediate use. • Areas shall be limited to low-density and medium-density residential use. G. Given this location, surrounded by urban residential subdivisions, this proposed use of the land will not contribute to "scatterization" of the established land use pattern, nor will its inclusion into the Single-Family Residential district result in the expansion of governmental services or facilities. H. Infrastructure required to service this property is already in place. It is accessible by the existing County standard roadway, Palani Road. I. There are no significant developmental constraints on the property such as flooding, excessive slopes, or unstable ground conditions which cannot be adequately mitigated. J. The subject property is presently designated Low Density by the LUPAG map of the General Plan. Under this designation, the proposed development and change of zone could be favorably considered. K. The proposed change of zone would be consistent with the General Plan Housing goals of providing a variety of housing choices as well as attaining a diversity of socio- economic housing mix within the Kealakehe Homesteads area. By allowing the proposed development, it is determined that the following Housing goals of the General Plan may be attained in the Kealakehe Homesteads area: * Maintain a housing supply which allows a variety of choice. * Improve and maintain the quality and affordability of the existing housing stock. * The County shall encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. i L. The land is classified by the Land Study Bureau's Overall Master Productivity Rating system classification as "E" very poor and the property is not classified as "prime", "unique" or "other important agricultural lands" according to the State Department of Agriculture's Land of Importance to the State of Hawaii (ALISH) Map. Thus the proposed rezoning will not result in a loss of a valuable agricultural resource. Erom a land use perspective, expansion of the existing urban development in this area would tend to alleviate the conversion of more productive agricultural lands to urban-type uses. M. The subject property has no history of archaeological or habitat constraints, nor are there any topographic limitations that affect the development of the proposed subdivision. N. The property is readily accessible by County standard roadways and required infrastructure is in place. Public services and other facilities are available to the property and are not anticipated to be unreasonably burdened as a result of granting the requested RS-10 zoning. Given the above, the applicant believes that this request is reasonable and should be approved. It will not cause any significant adverse agricultural impact; it does not have on-site development constraints; it will not overly burden public services or facilities; it will help address the overall housing needs of this area by adding inventory of available lots; and it is consistent with the present uses of the neighborhood. ENVIRONMENTAL REVIEW CHANGE OF ZONE REQUEST FOR TMK 7-4-4:16 HONOKOHAU, NORTH KONA, HAWAII by Ron Terry, Ph.D. September 1997 Introduction This Environmental Review (ER) was developed at the request of Greg Mooers as supporting material for a change of zone request that is being submitted to the Hawaii County Planning Depaztment. The rezoning applies to a 1.6-acre property fronting Palani Road (State Highway 190), approximately 3 miles mauka from the center of Kailua-Kona and 1 mile makai of Palani Junction (see attached map). The property is bordered by residences, farms and a private school. The landowner is Mazion K. Bush. The pazcel is currently zoned A-la (Agriculture, minimum lot size 1 acre), is classified in the State Land Use Urban District, and is designated in the Hawaii County General Plan for Low Density Urban Expansion. The request would rezone the parcel to County zone RS-10 (Residential, minimum lot size 10,000 square feet). After rezoning, current plans call for subdivision into five lots, all greater than 10,000 squaze feet. It is expected that residences will be built on each lot. Methodology Methodology included field survey and examination of published records related to the environmental conditions on the site. Field surveys of the property were conducted on two occasions in July and September 1997. The primary objective was to determine whether any raze or endangered species, or habitat for such species, were present on the parcel. A secondazy objective was to characterize the flora and fauna by 1) compiling a plant species list that would include the most common alien species and all native species encountered; 2) characterizing the general vegetation types present; and 3) assessing the quality of habitat for native fauna. A final objective was to identify any other sensitive environmental conditions or potential impacts. The edges of the property were walked, with repeated forays towards the center, and then the center of the property was walked, with forays toward the sides. Dense vegetation on the property borders prevented 100 percent visual survey, and therefore survey involved intensive examination of representative sample azeas. Records, maps and publications examined included the zoning maps, pazcel maps and records, State Land Use District Maps, and Flood Insurance Rate Maps (FIRM) maintained at the Hawaii County Planning and Public Works Depaztments. Published sources included the Atlas of Hawaii (2nd ed.), the Manual of Flowering Plants of Hawaii, the Rainfall Atlas of Kawaii, the United States Geological Survey (USGS) topographical map Kailua (1:24,000 scale), the U.S. Soil Conservation Service's Soil Survey of Island of Hawaii, the USGS publication Volcanic and Seismic Hazards on the Island of Hawaii, and the 1990 U.S. Census of Population. The References section at the end of this report supplies full references for all published material. General Site Description The elevation of the site is approximately 1,000 feet above mean sea level. Slopes on the property are moderate and trend from the back of the parcel towards Palani Road and makai. Annual rainfall is approximately 58 inches. Soil is classified as Kaimu extremely stony peat, a common soil in lowland Kona. This thin, well-drained organic soil forms over `a`a lava on Mauna Loa. The soil is appropriate for pasture, macadamia nuts, papaya, and citrus fruits. Permeability is moderately rapid, runoff is slow, and erosion hazard is slight. There are no active land uses on the parcel. The entire property was grubbed (with a permit) in 1995 and now has a dense covering of secondary weedy trees, herbs and vines. Flora, Fauna and Ecosystems: Existing Conditions Based on rainfall and geologic substrate, the area probably supported a Lowland Mesic Forest (Gagne and Cuddihy 1990), with `ohi`a (Metrosideros polymor h~a) and lama (Diosgyros sandwicensis) as co-dominants. The original vegetation of the property was probably long ago lost to disturbance because of farming and ranching activities. In any case, grubbing that occurred in 1995 preserved only a few of the large trees within a grassy clearing, surrounded by a dense fringe of secondary weedy trees, herbs and vines. The vegetation of the parcel is almost entirely alien. The principal alien species are listed below: ALIEN TREES AND SHRUBS Mangifera indica mango Carica oa~ava papaya Cordyline fruticosa ti Cassia spp. shower tree Eucalyptus robusta swamp mahogany Psidium guajava guava Psidium cattleianum wai`awi Eriobotrya iaoonica loquat Schinus terebinthifolius Christmas berry Melochia umbellata melochia Delonix reeia royal poinciana Lantana Camara Lantana Jacaranda mimosifolia jacaranda Casuarina equisetifolia ironwood Ficus microwlla Chinese banyan Coffea arabica coffee Environmental Report, TMK 7-4-4.•16 Page 2 ALIEN HERBS, GRASSES AND VINES Indigofera suffruticosa indigo Chamaechrista nictitans partridge pea Commelina diffusa honohono Passiflora edulis liliko`i Hwtis pectata comb hypos Buddleia asiatica buddleia Amaranthus spinosus spiny amaranth Iridium bonariensis pepper grass Kalanchce pinnata air plant Wedelia trilobata wedelia Sida rhombifolia Sida Dioscorea bulbifora bitter yam Panicum maximum guinea grass Pennisetum purpureum elephant grass Melinis minutiflora molasses grass Rhynchelytrum renens natal red top Eleusine indica goosegrass Panicum repens torpedo grass Chloris vireata feather fingergrass Ioomcea alba moonflower The only native plants found were popolo (Solanum americanum), ilima (Sida fallax) and morning glory (Inomcea congesta), three indigenous plants that are common throughout Hawaii. The presumed Polynesian introductions kukui (Aleurites moluccana) and noni (Morinda citrifolia) were also present. No native fauna were observed on the site. It is quite possible that certain native forest birds, seabirds or migratory birds could utilize or fly over the site, but it is unlikely that any with threatened or endangered status would find the site suitable habitat or be affected by activities that occur on the parcel. The two Hawaiian raptors, the Hawaiian Hawk or `Io (Buteo solitazius), and the Hawaiian owl or Pueo (Asio flammeus sandwichensis), probably make some use of the area. Although the Hawaiian Hawk is an endangered species, the subject property is not considered to be pazt of its essential habitat. No hawk nests were observed on the site, although the scale of the survey was not exhaustive and there may be nests on or very near the property. The only native Hawaiian land mammal, the Hawaiian Hoary Bat (Lasiurus cinereus semotus), may also be present in the area, as it is common in many azeas on the island of Hawaii. Observation took place in daylight, and therefore the lack of bat observations may not signify an actual absence of bats. As with the hawk, however, the project area would not be expected to represent essential habitat for species. No systematic faunal survey was conducted. Few birds were observed on the site. The alien vegetation on the property probably provides habitat for alien bird species such as Japanese white-eye (Zosterops japonical, cardinal (Cazdinalis cazdinalis), and yellow-billed cardinal (Pazoazia capitata). Mongooses (Her~estes auropunctatus), feral cats (Fells catus), rats (Rattus spp.) and mice (Mus musculus domesticus) may also to inhabit or use the property. Flora, Fauna and Ecosystems: Impacts and Mitigation Measures No raze, threatened or endangered species as listed by the U.S. Fish and Wildlife Service are present on the parcel, nor are there unique or valuable wildlife habitats. [n fact, only three native plant species (the common indigenous plants popolo, ilima and morning glory) were Environmental Report, TMK 7-4-4.•16 Page 3 observed. The history of continuous disturbance coupled with its lowland context indicates that the property has very little value in terms of conserving native species. No impact on native species or habitat is expected to result from the rezoning or subsequent activities on the site. Drainage: Existing Conditions No permanent or intermittent streams appear on maps of the pazcel, and no evidence of watercourses or gullies was present in the reconnaissance. The Flood Insurance Rate Maps for the area (no pane? printed) classify the entire parcel and surrounding areas as Zone X, which are identified in the community flood insurance study as areas of moderate or minimal hazard from the principal source of flood in the azea. Drainage: Impacts and Mitigation Measures The parcel does not appear prone to flooding or likely to produce large quantities of runoff onto adjacent areas in its current state. For any property undergoing intensification of use, flooding can be generated onsite because of an increase in runoff potential from rain falling on more impermeable surfaces. Mitigation for such impacts may consist of gutters, storm drains, drywells or other structures to ensure that all runoff is contained onsite. The County of Hawaii will determine the necessary mitigation as part of the rezoning, subdivision and plan approval process. The change of zone applicant has stated that she will comply with all drainage mitigation conditions required by the County. Based on expected mitigation measures, no net impact to the applicant's or neighboring property or any areas downstream would result from the proposed project. Lava Flow and Earthquake Hazards: Existing Conditions The entire Big Island is subject to geologic hazards, especially lava flows and earthquakes. The United States Geological Survey (USGS) classifies this area, which is on the slopes of the dormant volcano Hualalai, as Lava Flow Hazard Zone 4, on a scale of ascending risk 9 to 1. Less than 15 percent of the ground surface within Zone 4 has been covered by lava within the last 750 yeazs. The entire island of Hawaii is in Zone 3 on a scale of ascending risk 1 to 4 in the Seismic Probability Rating. Major damage corresponding to a score of 7 or above on the Modified Mercalli Scale is possible. Lava Flow and Earthquake Hazards: Impacts and Mitigation Measures No adverse impacts related to geological hazards is expected to result directly or indirectly from the proposed rezoning. Environmental Report, TMK 7-4-4:16 Page 4 Air Quality and Noise: Existing Conditions Air quality in the project area is currently affected mostly by emissions from motor vehicles and natural sources. Volcanic emissions of sulfur dioxide convert into particulate sulfate which causes a volcanic haze (vog) to blanket the area, a consistent problem in Kona. Motor vehicles on Palani Road and adjacent roads and homes emit CO, nitrogen oxides and hydrocarbons (an ozone precursor), as well as smaller amounts of other pollutants. Noise is generated on-site by residential and agricultural activities and off-site by similar activities and Palani Road. Noise levels are moderate on the site and decrease towards the back of the pazcel. Air Quality and Noise: /mpacts and Mitigation Measures The proposed rezoning would result in slightly greater density of residential uses and would thus generate additional air pollution and noise. Such increases would be negligible in the context of existing conditions and merit no special mitigation measures. Scenic Resources: Existing Conditions Several rows of trees associated with the Palani Road border of the parcel and the corresponding border on the opposite side of Palani Road essentially block views of the coast. Views from the area behind the parcel may include panoramas of the coastal area from high points where vegetation does not obstruct the horizon. Directly behind the property is a steep slope, so that neighboring residences are perched considerably above, and the vegetation of the subject property (except for the highest trees) is below their horizons. From Palani Road, the parcel appears to be a weedy pasture with scattered trees. No views specifically cited in the Hawaii County General Plan Support Document are part of the scenery or viewshed of the property. Scenic Resources: Impacts and Mitigation Measures The proposed rezoning is unlikely to adversely affect scenic views. The new lots proposed are within an azea of existing homes and schools. Socioeconomic: Existing Conditions The following table presents recent and historic population data for Hawaii County and the North and South Kona Districts. Environmental Report, TMK 7-4-4.•16 page S Population Growth in Kona, 1970-1990 District/Period 1970 1980 1990 % Growth North Kona 4,832 13,898 22,284 361 South Kona 4,004 5,809 7,658 91 Hawaii County 64,468 92,053 120,317 87% Sources: U.S. Bureau of the Census: "1990 Census of Population. General Population Characteristics," 1990 CP-1- 13; Hawaii County Data Book. The population of Kona has grown steadily since 1965 as a result of the expanding visitor industry in West Hawaii, which has a lazge and growing share of [he visitors to the island and consequently the de facto population. At any given time, up to one-fourth of those present in Kona aze visitors. The combination of expanding resident and visitor populations has increased traffic in all of West Hawaii. Major roadways in Kona have experienced an approximate tripling in average daily traffic between 1984 and 1996 (Source: State DOT Planning Branch traffic counts). The ethnic composition of the North and South Kona Districts at the time of the 1990 U.S. Census was as follows: Caucasian: 54.6 percent; Hawaiian: 18.6 percent; Japanese 13.6 percent; Filipino: 8.3 percent; Other: 5.3 percent. This distribution illustrates a multicultural community with no distinct minority groups ,although Caucasians aze an expanding majority (Source: U.S. Census Data: Table 6, "1990 Census of Population. General Population Characteristics," 1990 CP-1-13) Socioeconomic: Impacts and Mitigation Measures The proposed improvements would lead to an addition of as many as five new house sites. The magnitude of this addition is not substantial, considering the current siae and rate of change of the population in North Kona. Neighborhood Character: Existing Conditions and Impacts The parcel is within the area identified as Low Density Urban Expansion in the Hawaii County General Plan. The properties surrounding the area have a mixture of uses, with both Residential and Agricultural zoning. A number of residences and apre-school are present. Because adjacent areas have land uses and densities similar to those being proposed through this rezoning request, there would be little impact to the character of the neighborhood. Environmental Report, TMK ~-4-4:16 Page 6 ~ Y Agricultural Land: Existing Conditions and Impacts The agricultural utility of soil in Hawaii has been assessed by the U.S. Natural Resources Conservation Service and mapped as part of map series Agricultural Lands of Importance to the State of Hawaii (ALISH). The land is not classified as Prime, Unique, or Other Important Agricultural Land. Archaeology and Historic Sites: Existing Conditions, Impacts and Mitigation Measures According to a 1995 site inspection by Marc Smith of the State Historic Preservation Division, no historic sites or archaeological features were present within the parcel (see Mr Smith's comments on attached grubbing permit from the Hawaii County Department of Public Works). The site was subsequently grubbed. Public Facilities and Services: Existing Conditions Access to the site is provided by one driveway from Palani Road. Sight distance is adequate both up and down Palani Road. According to data contained in various years of the Traffic Summary, Island of Hawaii (Hawaii State DOT), average daily traffic on Palani Road near the project site grew from 7,665 in 1986 to 11,734 in 1994. Traffic congestion is generally minor except during peak hours, although queues may develop on side streets. All necessary utilities are available onsite, including water service via an 8-inch line adjacent to the property. Wastewater treatment in this area is through cesspools and septic tanks. The Kona Fire Station is on Palani Road about 3 miles makai of the site. The Kona Regional Police Station is in Kealakehe, approximately 5 miles away. Kona Hospital is located in Kealakekua, about l l miles from the site. Kealakehe Elementazy, Intermediate, and High School are approximately one mile distant. Public Facilities and Services: Impacts and Mitigation Measures The current plan calls for development of two driveways for access to the five lots. Traffic impacts will be gauged as part of the review process during rezoning, subdivision and plan approval, and the Hawaii County Department of Public Works is expected to determine if mitigation measures aze necessary. Wastewater treatment will be through individual wastewater treatment systems designed, sited and installed in accordance with Hawaii State Depaztment of Health regulations (HAR §11-62). No impacts or burdens to utility services or other customers would be experienced as a result of the rezoning and subsequent uses. The subdivision would create only negligible new demands on public facilities and services, all of which could be accommodated with existing facilities. Environmental Report, TMK 7-4-4:/6 Page 7 Alternatives The alternative to rezoning the pazcel would be to leave the existing zoning in place. In the A-la district, one fazm residence and additional auxiliary dwellings and structures directly related to agricultural activities aze permitted uses. The most likely outcome would be that the parcel's owner would build of a large single-family home accessory to agricultural use. This would reduce the potential population increase as well as the degree of related adverse and beneficial impacts, such as traffic impacts and tax base increase. Findings of Environmental Impact and Conclusions No substantial adverse environmental effects to are to be expected from the rezoning and the expected subsequent development of five residences. Negligible short term impacts to noise, traffic, scenic values and dust or sedimentation may occur during construction. Mitigation measures will be necessary to prevent long term drainage impacts. These will be developed as part of County-approved drainage plans, which should produce no net adverse impacts and potentially beneficial drainage impacts. Mitigation for long-term traffic impacts, if any, will be developed during the rezoning, subdivision and plan approval review process. In terms of the relationship between short-term use of man's environment and the maintenance and enhancement of long-term productivity, no short-term exploitation of resources that would entail negative long-term consequences has been identified for the rezoning. The construction of homes would involve the irreversible and irretrievable commitment of only negligible quantities of natural resources. Environmental Report, TMK 7-4-4:16 Page 8 3 REFERENCES Furumoto, A.S., N.N. Nielsen, and W.R. Phillips. 1973. A Study of Past Earthquakes, lsoseismic Zones of Intensity, and Recommended Zones for Structural Design for Hawaii. Honolulu: Hawaii Institute of Geophysics. Gagne, W., and L. Cuddihy. 1990. "Vegetation," pp. 45-114 in W.L. Wagner, D.R. Herbst, and S.H. Sohmer, eds., Manual of the Flowering Plants of Hawaii. 2 vols. Honolulu: University of Hawaii Press. Giambelucca, T.W., Nullet, M.A., and T.A. Schroeder. 1986. Rainfall Atlas of Hawaii. Honolulu: Hawaii Department of Land and Natural Resources. Hawaii County Department of Public Works. 1970. Storm Drainage Standards. Hilo. Hawaii County Planning Department. 1989. General Plan, County of Hawaii. Hilo. Hawaii State Department of Transportation, Highways Division. 1995. Traffic Summary, Island of Hawaii, 1994. Honolulu. Heliker, C. 1990. Volcanic and Seismic Hazards on the /sland of Hawaii. Washington: U.S. GPO. U.S. Bureau of the Census. 1991. 1990 Census of Population, General Population Characteristics. 1990 CP-1-13. Washington: GPO (portions electronically republished in Hawaii Data Disc. 1973. CD-ROM. Honolulu: Hawaii State Department of Business, Economic Development and Tourism. U.S. Soil Conservation Service. 1973. Soil Survey of /stand of Hawaii, State of Hawaii. Washington: U.S.D.A. County of Hawaii DEPARTMENT OF PUBLIC WORKS GRUBBING PERMIT Owner ti,AC~b.~ " Address ~d~ 307 Phone 3~3~~~.3 Date of Application -'~g~G~¢~C~l®~~ ~~1~ Contractor ~ ~`L ~ Address ~X ~3 3.3 Phone License No. ~'r ~ Location ~g-GAKEN~ Tax Ma Ke l-br• l 'r P Y ~ ~ 6 ~ ~ D'r Area (acres) 3 3 J? Estimated Starting Date 2" ~ Estimated~tCompletion Date y S Fee ~ - Remarks ~7/~~~'1!'cS ~~G Z ,ACLES OGu~~~ ~ ~ ~Z~~. 6 b / & Owu o 'Br7 . r~~' ~ 1~~7- U~7ar,>-~ won, ~ - h SLt~ - yr Szn ~ ~b ~ ~ ~ 3 - co„ ~ ~n~s i ~c~od 1 11 ~ ~ n ~.`L~,_~~z,~„~-1 •:l^.Z,i~(~. - '^'o st.A ~wY1-~.o.~, C,~-~,'-&'t-~'"~ i:%~y . INSTRUCTIONS TO APPLICANT APPLICANT SHAD. OBTAIN THE FOLLOWING ~ IN NUMERICAL ORDER APPROVALS SHALL BE OBTAINED IN SEQUENTIAL ORDER. VNORK MUST BE PERFORMED ACCORDING TO THE ~ ~ /0 7s CONDITIONS STATED ON THIS PERMIT AND AS SHOWN Pfannin Die a ~rrt,~~ Da ON THE APPROVED PLANS AND SPECIFICATIONS AS MAY 2 ? ~ ~ Uv~-"~ Lo R BE SUBJECT TO COMPLIANCE WITH CHAPTER 10 OF THE HAWAII COUNTY CODE. State DLNR-Historic Preservation Date ISSUED PERMIT BECOMES NULL AND VOID IF AUTHORIZED 3 ? WORK DOES NOT COMMENCE WITHIN NINETY (90) DAYS Dept. of Public Works, Chief Engineer issuance Date OR IS NOT COMPLETED WITHIN ONE (1) YEAR OF THE ISSUANCE DATE OF THIS PERMIT. q ? PLEASE RETURN THIS SECTION TO THE DEPARTMENT OF PUBLIC WORKS, ENGINEERING DIVISION UPON COMPLETIONlFINAL INSPECTION OF WORK I hereby certify that all work as requested above has been completed in conformity with Chapter 10 of the Hawaii County Cade and in accordance with the approved plans and specifications. 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