HomeMy WebLinkAboutCOM 0750.000 1996-1998
-'!s William G. Davis
Managing Director
Stephen K. Yamashiro i.
Mayor Henry Cho
oi'A~+~• Deputy Managing Director
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25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 Fax (808) 961-6553
KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740
(808) 329-5226 Fax (808) 326-5663
March 4, 1998
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 97-14)
Applicant: Mike J. Prohoroff
Request: RS-15 and A-20a to RS-10
Tax Map Key: 5-4-6:21 and 36
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.
rsince ly,
Stephen K. Yamashiro
Mayor
LProhoOl.MAY
Enclosures
cc: Planning Commission
REZ 97-14
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Stephen K Yantashiro
Mayor
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PLANNING COMMISSION
25 Aupuni Street, Room 109 • Hilo, Hawaii 96720.4252
(808) 961-8288 • Fax (608) %1-%15
MAfl 0 4 1998
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 97-14)
Applicant: Mike J. Prohoroff
Request: RS-15 and A-20a to RS-10
Tax Man Key: 5-4-6:21 and 36
The Planning Commission, after a duly held public hearing on February 20, 1998, voted to
recommend for your approval the proposed legislative bill to change the district classification
for approximately 10.13 acres of land from Agricultural (A-20a) and Single Family Residential
(RS-15) to Single Family Residential (RS-10). The project area is located on the mauka
(south) side of Akoni Pule Highway approximately 200 feet west of Kynnersley Road at
Hanaula, North Kohala, Hawaii.
The Commission concurs with the following Planning Director's reasons for recommending
favorable consideration of the change of zone:
In order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is
only through a comprehensive policy analysis approach that evaluations and decisions
can be made to better time or stage developments to achieve quality growth. The
implications of these evaluations and decisions must also be considered as they may
have an impact on other similar areas in the County.
The 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
H 15
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
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 conform to the goals, policies and standards of the Single Family
Residential and Housing Elements of the General Plan.
SINGLE-FAMILY RESIDENTIAL
* To maximize choices of single-family residential lots and/or housing for
residents of the County.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
* 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
the basic urban and non-urban form for areas within the County. Tax Map Key:
5-4-6:21 consisting of 9.8 acres 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
f
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
generally has been at a density of 4 units per acre. The proposed zoned density will be
4 units per acre. The average density relating to the proposed request (34 lots over
10+ acres) would amount to 3.4 units per acre. Tax Map Key: 5-4-6:36 consisting of
.32 acres is designated Medium Density Urban Development. Medium Density Urban
Development refers to village and neighborhood commercial and residential and related
functions with commercial permitted up to three stories and residential permitted up to
35 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 and medium density form
depicted on the LUPAG Map for this area of North Kohala.
The requested zone change is consistent with the North Kohala Community
Development Plan (CDP). The Land Use Concept Map of the CDP has designated the
area Residential - 4 units per acre and recommends that future housing development in
North Kohala be encouraged to provide a mix of housing products in order to serve a
broad range of the regional market. The CDP also encourages the development of
additional residential property around the existing towns of Hawi and
Kynnersley/Kapaau, at a maximum density of four units per acre with a minimum lot
size of 7,500 square feet. The proposed Single Family Residential (RS-10) zoning
would allow a density of 44 units. The proposed number of residential units requested
is 34 units. The average gross density (34 units =10.13 acres) is 3.36 units per acre
which is less than the allowable density. Thus, the request is consistent with the North
Kohala Community Development Plan.
While the subject property is within the State Land Use Urban District and 9.8
acres of the project site is zoned County's Agricultural (A-20a), it is not currently
being used for active agricultural purposes. The subject property is classified as within
the existing urban development on the State of Hawaii ALISH Map. The Land Use
Study Bureau's Overall Master Productivity Rating for the soils in Parcel 36 (front
portion of the subject project area) is existing urban uses and the entire soils in Parcel
21 is "B" or "Good". The lands were previously used for the cultivation of sugar cane.
Presently, the area is covered with ankle high grasses with a few scattered trees.
Therefore, the reclassification of this 9.8-acre area from the Agricultural to the Single
Family Residential designation will not be detrimental to the agricultural land inventory
in the County of Hawaii. It would tend to alleviate the conversion of more productive
agricultural lands from more appropriate locations within the North Kohala area for
Urban Low Density type uses. Furthermore, the request would complement the
existing residential land use patterns of the surrounding properties to the north, east
and west of the project site which are zoned Single Family Residential (RS-15). The
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 5
remaining lands within the project site consisting of 12,492 square feet are presently
zoned Single Family Residential (RS-15). Thus, the proposed rezoning and
development will complement the land usage within the community and neighborhood
it is proposed to be located in.
The property has no severe geological or topographical problems which cannot
be properly rectified or which would render the land unusable. The Flood Insurance
Rate Maps (FIRM) indicate that the property is located in Zone "X," area determined
to be outside of the 500-year flood plain. According to the Mauna Kea Soil and Water
Conservation District, the area is part of a small watershed that contributes to a
drainageway flowing through several properties along the highway and in the vicinity.
However, a condition will be included to require the applicant to abide by all applicable
County and State requirements for drainage and run-off generated by the development.
Due to the extensive alteration of the project site by previous bulldozing activities,
significant historical sites or features and the presence of endangered species of plants
or animals are not anticipated to be located within the subject property. William
Barrera, Jr., was contracted to perform an archaeological walk through. No historic
sites were present on the parcel. The proposed action will not have any effect on
significant historic sites. Nevertheless, a condition will be included to require the
notification of the Department of Land and Natural Resources-Historic Preservation
Division should archaeological sites be encountered during the course of development.
All utilities and services are available to the property which are essential to
accommodate urban development. According to the Department of Water Supply,
water for the development is through an existing six (6) inch main that runs within the
Akoni Pule Highway right-of-way. The County of Hawaii Department of Water
Supply informed the applicant that water commitments would be contingent upon the
installation of additional infrastructure which they indicated would be in place by the
time the proposed project requires water service. The wastewater from the proposed
project will be disposed of in accordance with the prevailing requirements of the State
Department of Health's rules and regulations to be installed by the respective
homeowners. Additionally, the applicant will abide by all applicable State and County
air quality and noise level control standards during the pre-construction and
construction phases of the project. All essential utilities are available for the proposed
project. Therefore, the proposed single family residential development will be
developed in an area that is or can be adequately served by water, utilities and
transportation systems.
Access to the site is provided by Akoni Pule Highway, a state owned highway
with pavement width varying between 30 and 40 feet but with a road right-of-way
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 6
width of 80 feet. Impacts associated with this 34-lot single family development such as
historical, visual, traffic, drainage and design concerns have been assessed and will be
mitigated through conditions of approval. Therefore, the request would not
unreasonably burden the public agencies to provide roads and streets, water, drainage
improvements, schools, and police and fire protection.
Based on the above findings, this request to reclassify the subject property from
an Agricultural (A-20a) and Single Family Residential (RS-15) to a Single Family
Residential (RS-10) zoned district would result in an appropriate land use pattern and
further the public convenience, necessity and general welfare.
For your favorable consideration, an amendment to Section 25-8-7 (North and South Kohala
Districts Zone Map) and Section 25-8-9 (Hawi-Kapaau Zone Map), of the County Zoning
Code is transmitted.
We are enclosing a copy of the application and a copy of the staff background for your
information.
Sincerely,
Kevin M. Balog, Chairman
j Planning Commission
UrohoUTC
Enclosures
cc: Mr. Mike J. Prohoroff
Mr. Michael J. Riehm
Department of Public Works
Department of Water Supply
West Hawaii Office
Department of Land & Natural Resources
Kazu Hayashida, Director/DOT-Highways, Honolulu
BProhoO1. rhy/em -1/23M
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
MIKE J. PROHOROFF
CHANGE OF ZONE APPLICATION (REZ 97-14)
MIKE J. PROHOROFF has submitted an application for a Change of Zone by
changing the district classification from Agricultural (A-20a) and Single Family Residential
(RS-15) to Single Family Residential (RS-10) for approximately 10.13 acres of land. The
project site is located on the mauka (south) side of Akoni Pule Highway approximately 200 feet
west of Kynnersley Road at Hanaula, North Kohala, Hawaii, TMK: 5-4-6:21 & 36.
GENERAL INFORMATIO
1. Ownership: North Kohala Land Company, Inc., a Hawaii corporation, is the owner
of the subject property.
PROPOSED DEVELOPMENT
2. Request: The applicant proposes to develop a 34-lot single family residential
development on 10.13 acres of land.
3. Objectives: "The project is designed to address the needs and lifestyle of both local
residents and off island buyers who want to live in a planned community that promotes
social interaction, encourages outdoor activates, and is pedestrian oriented. The project
will consist of 34 single family residences, landscaped common open spaces, with a
streetscape designed to develop a traditional neighborhood character. Emphasis is
placed on the design of the streets to provide a safe setting for pedestrians and to
mitigate the speed of the automobile.
Provide a traditional neighborhood environment that encourages a 'Sense of
Community' and promotes social interaction.
Provide housing at a reasonable cost for the 'Gap Group' segment of our local
residents and off island buyers - those whose income is too high to qualify for
affordable housing but not enough to buy the market priced home in Hawaii.
Provide a safe, pedestrian oriented environment.
ATTACH. C-750
(B-207)
Develop a masterplan that fits harmoniously into the local context with housing
design that respects the local building vernacular and landscaping that blends with the
natural environment.
Develop energy efficient housing design that provides for a comfortable living
environment through the use of 'passive solar devices."
4. Supportive Information: The applicant has submitted the following in support of the
request:
(See Exhibit A - Excerpts of Application for Change of Zone dated July 22, 1997)
STATE AND COUNTY PLANS
5. SLUC: Urban.
6. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: Tax Map Key:
5-4-6:21 consisting of 9.8 acres 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. The proposed zoned density will be
4 units per acre. The average density relating to the proposed request (34 lots over
10+ acres) would amount to 3.4 units per acre. Tax Map Key: 5-4-6:36 consisting of
.32 acres is designated Medium Density Urban Development. Medium Density Urban
Development refers to village and neighborhood commercial and residential and related
functions with commercial permitted up to three stories and residential permitted up to
35 units per acre.
7. North Kohala Community Development Plan: Residential - 4 units per acre.
8. General Plan Consistency: Housing, Land Use Single Family Residential Elements,
goals, policies and courses of action for North Kohala.
9. Hawaii State Plan Consistency: Economy and Housing objectives and policies.
10. County Zoning: The property is currently zoned Agricultural-20a and Single Family
Residential (RS-15).
11. SMA: The property is not situated within the Special Management Area.
-2-
DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA
12. Property: The project site consists of a total of 10.13 acre and is identified by Tax
Map Keys 5-4-6: 21 and 36. The site is located on the mauka (south) side of Akoni
Pule Highway approximately 200 feet west of Kynnersley Road at Hanaula, North
Kohala.
13. U.S.D.A. Soil Type: The soils within the project area are classified by the U.S.
Department of Agriculture, Soil Conservation Service, of the Kohala Series (KhC).
The Kohala series consists of well-drained silty clays that formed in material from basic
igneous rock influenced by volcanic ash. In a representative profile the surface layer is
very dark grayish-brown and dark-brown silty clay about 14 inches thick. The subsoil
is about 25 inches thick and consists of dark-brown to dark yellowish-brown silty clay
loam and silty clay. Runoff is slow to medium, with 0 to 3 percent slopes. The
erosion hazard is slight to moderate. This soil is used mostly for irrigated sugarcane.
Small areas are used for pasture, orchards, and truck crops.
14. ALISH System: The property is classified as within the existing urban development
on the State Department of Agriculture's Agricultural Lands of Importance to the State
of Hawaii (ALISH) Map.
15. Land Study Bureau's Detailed Land Classification System: Soils within the subject
property are classified as "B" (Good) for agricultural productivity by the Land Study
Bureau.
16. Fauna and Flora Resources: According to the applicant's Environmental Report,
"Due to the extensive alteration of the project site by previous bulldozing activities,
significant historical sites or features and the presence of endangered species of plants
or animals are not anticipated to be located within the subject property."
17. Archaeological Resources: William Barrera, Jr., was contracted to perform an
archaeological walk through. No historic sites were present on the parcel. The
proposed action will not have any effect on significant historic sites. Nevertheless, a
condition will be included to require the notification of the Planning Department should
archaeological sites be encountered during the course of development.
-3-
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: To the north, east and west of the project site, the
lands are zoned Single Family Residential (RS-15) and consist of single family
residential uses. Lands to the south are zoned A-20a and vacant of any uses.
PUBLIC FACILITIES AND SERVICES
20. Access: Access to the site is provided by Akoni Pule Highway, a state-owned highway
with pavement width varying between 30 and 40 feet but with a road right-of-way width
of 80 feet.
21. Water: Water is available from a six inch transmission main along the Akoni Pule
Highway. The County of Hawaii Department of Water Supply informed the applicant
that water commitments would be contingent upon the installation of additional
infrastructure which they indicated would be in place by the time the proposed project
requires water service.
22. Wastewater: Wastewater will be accommodated by individual wastewater systems.
23. Utilities: Electrical and telephone service will be made available to the property.
A N S' COMMENT
24. Department of Finance-Real Property Tax (September 19, 1997 Memo):
"There are no rollback taxes required. Because the LUC is Urban, the Real Property
Tax Office assesses the property at market value -or- highest and best use value; not
assessed as agricultural.
"Current Real Property taxes are paid through December 31, 1997 for both."
25. Land Use Commission (September 24, 1997 Memo):
"We have reviewed the subject applications and environmental assessment transmitted
by your memorandum dated September 15, 1997, and confirm that the Petition Area, as
represented on the various maps in the subject applications and environmental
assessment, is located within the State Land Use Urban District.
"We note that our office previously prepared a boundary interpretation dated June 6,
1997 (BI No. 97-12), which determined the Urban District designation of the subject
parcels.
-4-
"We have no further comments to offer at this time.
"We appreciate the opportunity to comment on the subject applications and
environmental assessment.
26. Department of Land and Natural Resources, Land Division (October 27, 1997
Letter):
"Thank you for allowing us the opportunity to review and comment on the subject
matter.
"The Department of Land and Natural Resources has no comment to offer on the
subject matter at this time.
27. Department of Education (October 3, 1997 Letter):
"The Department of Education has determined that the proposed development of 34
single family residences will have a minimal impact on school facilities.
"Thank you for the opportunity to comment."
28. Department of Transportation (October 20, 1997 Letter):
"Thank you for requesting our review of the subject change of zone and planned unit
development.
"The proposed unit development is not anticipated to have a significant impact on
Akoni Pule Highway, our State facility.
"The access to Akoni Pule Highway should conform to applicable State highway design
requirements. Plans or construction work within the State highway right-of-way must
be submitted to the Highways Division for review and approval."
Applicant's Response: (See Exhibit B - November 11, 1997 Letter)
29. Civil Defense Agency (September 22, 1997 Memo):
"Following are comments on the above project:
"The project assessment lists volcanic and earthquake hazards for the project area. For
possible mitigation efforts, hurricane hazards should be included.
"Flooding and strong wind hazards for the project area need to be recognized as
hazards based on past occurrences."
-5-
November 27, 1997 Memo:
"Received a copy of correspondence from Mr. Michael J. Riehm relating to comments
on hurricanes. Please note correspondence from Civil Defense Iloted an absence of the
hurricane hazards for the project area. 'For possible mitigation efforts, hurricane
hazards should be included.' It is hoped that if project is approved, the developer will
be aware that mitigation for protection of life and property involves more than the
building codes."
Applicant's Response: (See Exhibit C - November 11, 1997 Letter)
30. Department of Public Works: (See Exhibit D - October 10, 1997 Memo and
Applicant's Response - November 11, 1997 Letter)
31. Department of Water Supply: (See Exhibit E - December 23, 1997 Memo and
January 15, 1998 Letter)
32. Police Department: (See Exhibit F - October 3, 1997 Memo and Applicant's
Response - November 11, 1997 Letter)
33. Fire Department: (See Exhibit G - September 18, 1997 Memo and Applicant's
Response - November 11, 1997 Letter)
34. Office of Housing and Community Development: (See Exhibit H - September 19,
1997 Memo and Applicant's Response - November 11, 1997 Letter)
35. Department of Health: (See Exhibit I - September 25, 1997 Memo and
Applicant's Response - November 11, 1997 Letter)
36. Natural Resources Conservation Service: (See Exhibit J - November 13, 1997
Letter and Applicant's Response - November 25, 1997 Letter)
AGENCIES - NO RESPONSE
37. Department of Parks and Recreation, Department of Agriculture and HELCO
PUBLIC COMMENTS
38. The Department has not received any comments or objections from the public or
adjacent land owners on the subject application.
-6-
1
Change of Zone Application
.A.
Traditional
Neighborhood.
Development
Petitioner.
3:a
' North Kohala Land Company, `Inc;
P.O. Box 450
Hawi, Hawaii 96719,
' Prepared By'
Riehm owensby planners Architects
' P.O. Box 390747
Kailua-Kona, Hawaii ''96739
EX ISIT
July 1,1997
,
COUNTY OF HAWAII
' PLANNING DEPARTMENT
CHANGE OF ZONE APPLICATION
(Type or legibly print the requested information)
' APPLICANT: Mike J. Prohoroff
APPLICANT'S SIGNATURE: DATE: 2
T~
' ADDRESS: P.O.BOX 450
Hawi Hawaii 96719
' LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS:
' Mike J. Prohoroff, President
PHONE:(Bus.) 808-325-8500 (Res.) 808-884-5090 (Fax) 808-325-8501
' LANDOWNER(S): North Kohala Land Company, Inc.
LANDOWNER SIGNATURE(S): DATE:
(Ma be by letter)
LANDOWNER(S) ADDRESS: P.O.BOX 450 Hawi, Hawaii 96719
REQUEST: A-20a s RS-15 TO RS-10
(Existing zoning) (Proposed Zoning)
TAX MAP KEY: 5-4-06: 36 s 5-4-06-71
' STREET ADDRESS OF PROPERTY: N/A -
SIZE- OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 12.492 SP 6 9.84 Ares
AGENT: Riehm Owensby Planners Architects
' ADDRESS: P.O. BOX 390747
Kailua-Kona, HI 96739
' Michael J. Riehm, A.I.A.
TELEPHONE: (Bus.) 808-322-6115 (Res.) 808-322-6115 (Fax) 808-322-3391
1
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Mike J. Prohoroff COPIES: Michael J. Riehm
(See Instructions on Reverse Side)
1
ATTACHMENT
' Residential Rezoning
' PLANNING DEPARTMENT
COUNTY OF HAWAII
' APPLICATION 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? 10.13 ACRES
' b. Into what lot sizes? Minimum 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? 11 Months
' d. Do you intend to build houses on the newly created
lots? YES
If yes, please answer the following questions:
On how many of those lots? 34
' At what approximate price range? House
' Lots
House 6 Lot Combined Start At Total $180,000
' Approximately how long, after approval of
the subdivision, would the first house be
available for occupancy? 12 Months
' If you intend to subdivide, please submit a
preliminary schematic subdivision plan together
' with your change of zone application form.
1
2. If you have no firm plans of subdividing the subject area,
Go you intend to:
a. Sell or lease the land to someone who has 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 elaborate
on the kind of plans the other party has. Please, also,
include in your answer approximately how soon after
' approval of your rezoning do you expect to transfer the
subject land to another party.
3. Do you think that your request and your further plans
for the land will alleviate the local housing situation? YES
' How?
Presently there are few projects developed to provide
' housing for the "Gap Group" segment of our population
those whose income is too high to qualify for affordable
housing but not enough to buy a market priced home in
' Hawaii. This project will address this need.
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 subject land currently being used for any
' agricultural activitity? YES
If so, please list the kinds of products grown and on
' how many square feet or acres of land per product.
Occasional cattle grazing
6. To your knowledge, has there been any flooding and/or
drainage problem on the subject area? NO
' If so, please describe the problem.
1
' 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 %
' b. Roads R
C. Sewer x
d. Drainage x
' e. Police Protection x
-3-
1
Yes No
f. Fire Protection X
' g. Recreational Facilities X
h. Public Utilities X
i. Other
For those checked "yes," please elaborate what type or kinds of
improvements and/or assistance are needed.
Schools - Need to be serviced by the local Public Schools
' Police Protection - Need to be serviced by the Hawaii County
Police Department
Recreational Facilities - Residents will use local available
' parks and other local amenities
Public Utilities - Hook up to existing electrical, telephone,
' and water
Fire Protection - Need to be serviced by the Hawaii County Fire D p rtment
Signature:
Address: P.O.BOX 450 Hawi, HI 96719
' Telephone: 808-325-8500
Date: 29
1
-4-
6337A/50A
P.D. 5/84
CHAPTER TWO
Description of Proposed Project
z-,
2.1 PROJECT DESCRIPTION
The project is designed to address the needs and lifestyle of both local
residents and off island buyers who want to live in a planned community
that promotes social interaction, encourages outdoor activities, and is
pedestrian oriented. The project will consist of 34 single family residences,
landscaped common open spaces, with a streetscape designed to develop a
traditional neighborhood character. Emphasis is placed on the design of
the streets to provide a safe setting for pedestrians and to mitigate the
speed of the automobile.
2.2 STATEMENT OF OBJECTIVES
• Provide a traditional neighborhood environment that encourages a
"Sense of Community" and promotes social interaction.
• Provide housing at a reasonable cost for the "Gap Group" segment of
our local residents and off island buyers - those whose income is too
high to qualify for affordable housing but not enough to buy the
market priced home in Hawaii.
• Provide a safe, pedestrian oriented environment.
• Develop a masterplan that fits harmoniously into the local context
with housing design that respects the local building vernacular and
landscaping that blends with the natural environment.
• Develop energy efficient housing design that provides for a
comfortable living environment through the use of "passive solar
devices".
2.3 REASON FOR THE REQUEST
Provide local residents and off island buyers with housing at a moderate
cost and in a planned, pedestrian oriented, residential community that
better addresses their needs and lifestyle than is possible utilizing a typical
subdivision layout.
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CHAPTER THREE
Relationship of the Proposed Project to
Existing Public Plans, Policies, and Controls
3-1
3.1 STATE
3.1.1 HAWAII STATE PLAN AND FUNCTIONAL PLANS
The Hawaii State Plan represents public consensus regarding expectations
for Hawaii's future. The plan establishes a set of broad goals, objectives
and policies which serve as long range guidelines for the growth and
development of the State. It mandates the preparation of twelve
functional plans that translate the goals of the State Plan into more
detailed proposals in such areas as agriculture, conservation, recreations,
transportation, and water resources.
A review of the overall themes, goals, objectives, policies, and priority
guidelines of the revised State Plan was made to determine the
consistency of the proposed development with the plan. The analysis
indicates that the proposed development is in conformance with the State
Plan.
A review of the overall objectives, policies, and implementing actions of
the twelve functional plans was made to determine the consistency of the
proposed development with the plans. The analysis indicates that the
proposed development is generally in conformance with the State
Functional Plans.
3.1.2 STATE LAND USE LAW See Figure No. 5, Page 9-7
All lands within the State have been classified into one of four land use
districts, Urban, Rural, Agricultural, and Conservation by the State Land
Use Commission. Both parcels in the Petition Area lie within the State
Urban District. Development of the Petition Area into a residential
community would not be inconsistent with the State Land Use Law for an
Urban District.
3.1.3 WEST HAWAII REGIONAL PLAN See Figure No. 6, Page 9-8
The West Hawaii Regional Plan "addresses critical topical issues which
require State attention in order to most effectively meet the region's
present and emerging needs." The plan is intended to complement the
County of Hawaii's General Plan and Community Development Plans.
While the West Hawaii Regional Plan designates the area surrounding
the Petition Area as a "secondary support area" and a "diversified crop
area", the General Plan designates the Petition Area as Low and Medium
Density. The proposed use of single family residential would be in
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compliance with the West Hawaii Regional Plan's provision to
complement the County General Plan.
3.2 COUNTY
3.2.1 COUNTY GENERAL PLAN See Figure No. 7, Page 9-9
The Petition Area's conformance with the County of Hawaii General
Plan's "Goals, Policies, and Standards" is as summarized below:
• Economic
There will be both short term and long term economic benefits to the
County of Hawaii. With an estimated project cost of approximately 7 to 8
million dollars, there will be immediate short term benefits with
employment for the construction, real estate and other related industries
which are in critical need of work due to the ongoing economic recession
in Hawaii. Long term benefits would be in the form of increased tax
revenues and a continued influx of revenues for local businesses due to
the additional residents living in the development.
• Energy
By promoting new development close to existing town cores, vehicle
miles traveled (VMT) to services and amenities can be reduced resulting
in less fuel consumption. The close proximity of the Petition Area to
Hawi Kapaau should result in a significant reduction of VMT as opposed
to development that occurs in our more lying rural areas.
The housing design will incorporate the use of roof overhangs and
windows properly placed to provide adequate cress ventilation. These
design elements should mitigate the need for air conditioning, resulting
in less energy consumption. Solar hot water heaters are offered as an
option to the home buyer.
• Environmental Quality
Due to the Petition Area's close proximity to Hawi and Kapaau, reduced
driving distances to basic services will result in less air pollution from
automobile traffic.
• Flood Control and Drainage
Drainage from the project will be controlled on site through a series of
drywells located in the roadway infrastructure. This approach is
consistent with the General Plan's Policy "all development generated
J
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runoff shall be disposed of in a manner acceptable to the Department of
Public Works".
• Historic Sites
William Barrera, Jr., consulting archaeologist, was contracted to perform
an archaeological walk through reconnaissance survey for the Petition
Area. The walk through reconnaissance consisted of a complete
pedestrian inspection of both parcels. Due to no evidence being seen of
any historical or archaeological features or sites, the consulting
archaeologist is of the opinion that development of the parcels may
proceed without any need for an intensive archaeological survey.
• Natural Beauty
Every effort is being taken to enhance the project's appearance in the
natural environment through the use of landscaping. This is
accomplished through the use of a cohesive and unified landscape design.
All utilities will be placed underground minimizing their impact on the
natural environment.
• Natural Resources and Shoreline
The Petition Area, in an already urbanized area, has less impact on our
natural resources versus a development in outlying rural areas requiring
rezoning and the consumption of more agricultural land and natural
landscape. By developing in already urbanized areas, suburban sprawl is
mitigated in our undeveloped areas and more of the natural
environment can be preserved by this approach.
• Housing
The masterplan concept addresses the following four goals for housing
under the County General Plan; "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 choices, and develop
better places to live in Hawaii County by creating viable communities
with decent housing and suitable living environments for our people".
The masterplan concept provides a higher quality, residential
environment than is normally found in our standard subdivision
communities. Through the use of a Planned Unit Development, we can
provide common area open spaces, design streets for pedestrians and
provide a more livable community than what would be possible if the
project were designed utilizing a typical subdivision layout.
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• Public Facilities
Non Applicable
• Public Utilities
The project is consistent with the General Plan's Policies to "encourage
the clustering of developments in order to reduce the cost of providing
utilities, encourage underground telephone lines where they are
economically and technically feasible, and to encourage developers of
new urban areas to place utilities underground". Since the project is
located in an already developed area currently serviced with some utility
infrastructure, less of a demand is placed on our current infrastructure as
compared to development that occurs further away from existing town
cores. The development will have all underground utilities, minimizing
their visual impact on the community.
• Recreation
The project is consistent with the General Plan's Policy to "review and, if
appropriate, revise its ordinance requiring subdivisions to provide land
area for park and recreational use or pay a fee in lieu thereof". A passive
park feature in the form of common area open space is provided within
the development to promote a sense of community and allow for social
interaction. This will reduce the strain on our existing park system by
having these amenities available to the residents.
• Transportation
Not Applicable
• Land Use
The Petition Area is consistent with the urban form established for this
section of the North Kohala District as depicted on the LUPAG map. The
Petition Area is designated as both low and medium density. Low density
is defined as single family residential in character, ancillary community
and public uses, and convenience type commercial uses. Medium density
is defined as village and neighborhood commercial and residential and
related functions with commercial permitted up to three stories and
residential permitted up to 35 units per acre. The Petitioner's request to
establish 34 single family homes with a land use intensity of RS 10 would
conform to the above guidelines.
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3.2.3 COUNTY ZONING See Figure No. 8, Page 9-10
The Petition Area is currently zoned Agriculture A-20a for parcel 21 and
Residential RS-15 for parcel 36. The Petitioner is requesting a change of
zone for RS 10 for both parcels and will concurrently submit an
Application for a Planned Unit Development designation.
3.2.4 NORTH KOHALA CDP See Figure No. 9, Page 9-11
The project is consistent with the North Kohala Community
Development Plan's recommendations for housing as detailed below:
CDP Recommendations
• "Future housing development in North Kohala shall be encouraged
to provide for a mix of housing products in order to serve a broad
range of the regional market."
• "Encourage the development of additional residential property
around the existing towns of Hawi and Kynnersley/Kapaau, at a
maximum density of four units per acre."
3.2.5 NORTHWEST HAWAII See Figure No. 10, Page 9-12
OPEN SPACE AND CDP
As stated in the Northwest Hawaii Open Space and CDP concerning
future growth around existing rural towns and villages, "Some growth
and development within and around these communities is probably
inevitable and desirable. However, it is important that this growth be
thoughtfully sited, sensitively designed and phased as to minimize
negative physical, environmental, and social impacts."
Every effort is being made in the design of the project to harmoniously
integrate the development into the local rural context. Through the use
of a planned unit development, the project design incorporates many of
the key physical features found in our older residential communities.
These features such as the reduced width of road right of ways, the
landscaped open spaces, and housing . design that reflects the local
vernacular will contribute to this development being a sensitive addition
to the community.
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3.2.6 KOHALA CDP HAWI KAPAAU
URBAN DESIGN STUDY See Figure No. 11, Page 9-13
The design intent of the project is consistent with a variety of issues
addressed in the Hawi Kapaau Urban Design Study especially one of its
main goals identified as "Character - To retain the existing plantation
village atmosphere." The design for this new development was partly
inspired by the rural character of Hawaii's older and more traditional
neighborhoods. The design seeks to emulate in may ways some of the
characteristics of these older communities in order to develop a more
liveable environment and distinctive sense of place.
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i
TMK 5-4-11: 126 John and Louisa C. Fuellas
P.O. Box 882
Kapaau, Hawaii 96755
TMK 5-4-11:127 Avory L. K. Acob
P.O. Box 316
Kapaau, Hawaii 96755
To The West West Side of Kynnersley Road
TMK 54-07: 1 Mae Ling Ah Yuen
2323 Rose Street
Honolulu, Hawaii 96819
TMK 54-07:2 Joni J. Metzler
P.O. Box 33
Hawi, Hawaii 96719
4.5 REGIONAL SETTING & LAND USE
The Petition Area is located in the district of North Kohala on the north
side of the Island of Hawaii, approximately midway between the towns of
Hawi and Kapaau. The district of North Kohala includes both coastal and
inland areas from Kai'opae Point to the west, Upolu Point to the north,
and Pau'ekolu Point to the east. The district contains a variety of urban
settlements in the form of towns, villages, settlements, and residential
subdivisions. Hawi is the principal town on the northern side of the
district and is a fine example of indigenous traditional architecture. Other
important towns include Kapaau, Halaula, and Niulii.
Land use for the district of North Kohala, with the exception of parts of
Hawi, Kapaau, Halaula, Makapala, Halawa, and Niulii, is primarily
agricultural with the major agricultural products being cattle, nursery
products, and macadamia nuts.
4.6 CONTIGUOUS LAND USE See Figure No. 15, Page 9-17
The Petition Area is bounded on the north, east, and west by existing
residential developments within the SLU Urban District and with RS 15
zoning by the County. Lands to the south are within the SLU Agricultural
District and with A-20a zoning by the County.
4-9
4.7 POPULATION
Population in North Kohala has grown at varying rates in the last fifteen
years. From 1980 to 1990, North Kohala experienced a 32.1% increase in
resident population and for 1990 to 1995 a 12.5 % increase. Population
projections from 1990 to 2005 are expected to increase by 2,700
representing an increase of 63%. The resort related development in South
Kohala has contributed somewhat to this increase in population since
part of the worker population for the resorts live in North Kohala.
Factors that will influence the population growth in this district are
national and international investment trends, state and county land use
policies, employment opportunities, affordability of housing, and the cost
and quality of physical and social infrastructure systems. Looking ahead to
the next 10 to 20 years of growth and change, it can be generally said that
population growth will continue to be generated from two forces: (1) the
continued development of the major resort destination resorts in the
region, and (2) the continued desire of significant numbers of people to
move to the region for purely lifestyle reasons. It appears that many of
these people are not dependent on the visitor industry for their
livelihood; that many are independently wealthy, or practice a profession
that can be pursued together with a rural lifestyle, or are willing and able
to adapt their income requirements to the limited opportunities available
within the traditional rural agricultural economy of the region.
4.8 HOUSING
North Kohala has experienced an increase in housing construction and
subdivision activity for a variety of reasons. The area around Hawi has
experienced the greatest number of housing and subdivision activity in
the past due to the subdivision and opening of both the Kohala
Corporation and State lands for residential uses. North Kohala has also
been the focus to subdivide vacant lands into rural and agriculture lots.
These have ranged in size from one acre to 20 acres. Locationally they
occur both within windward areas as well as on the leeward areas of
North Kohala.
Housing projections for the North Kohala district indicate that with an
expected increase in population from 1990 to 2005 of 2,700, a need for an
additional 900 units of housing will be required assuming an average
household of 3 persons.
4-10
4.9 ECONOMY
The economy for the district of North Kohala is based primarily on
agriculturally related activities. The major agricultural products include:
cattle, nursery products, and macadamia nuts. The major ranches in the
district, the Kahua Ranch and the Parker Ranch, which have most of its
productive land in North Kohala, produce almost one-half of all the Big
Island's cattle sales. The high rainfall in the area is ideal for the
macadamia nut industry and there are several hundred acres of orchards
in the area. All production from these orchards is transported out of the
district to Hamakua for processing.
Tourism and its related services industries provide another source of
income and employment for the district. Even though there are no major
visitor facilities in the North Kohala district, many residents from this
district work in the visitor related facilities and resorts in adjacent South
Kohala.
4.10 LOCAL AMENITIES AND SERVICES Figure No. 16, page 9-18
The Petition Area is conveniently located near the towns of Hawi and
Kapaau that offer a variety of local amenities and services. Community
grocery stores, hardware stores, convenience outlets, and other assorted
retail business serve many of the local communities needs. A number of
other business cater directly to the tourist market in the form of small
restaurants serving primarily lunches and gift shops.
Public facilities located near the Petition Area include the North Kohala
Civic Center, Kohala Hospital, Library, Pc3t Office, Kamehameha Park,
and Kohala High and Elementary School.
Police protection and fire protection for the North Kohala Area is
provided by the Hawaii County Police Department and Fire Department
which operate from the district headquarters located at the North Kohala
Civic Center in Kapaau.
Medical care is available at the Kohala Hospital which offers intermediate
and long term care. The hospital is also equipped with an emergency
room and a small surgical facility. Emergency services are provided
around the clock by physicians contracted through the State of Hawaii.
4-11
4.11 TRANSPORTATION
4.11.1 ROADWAY SYSTEM See Figure No. 17, Page 9-19
North Kohala is serviced by two State Highways; the Akoni Pule Highway
and the Kohala Mountain Road. The Petition Area is presently served by
only one of these roadways, the Akoni Pule Highway.
The Akoni Pule Highway is a two lane major collector roadway that
follows a coastal route along the western Kohala shoreline. It provides
regional access, linking the Kohala and Kawaihae areas. At its southern
end, Akoni Pule Highway becomes Kawaihae Road, south of the
Kawaihae boat harbor, where it forms a "T" intersection with Queen
Kaahumanu Highway. The speed limit on Akoni Pule Highway is
generally 55 mph, dropping to 35 mph through Kawaihae Village and
approaching Hawi. Akoni Pule Highway terminates at the entrance to the
Pololu Valley lookout on its northern end.
The Kohala Mountain Road is a narrow two lane road running along the
Kohala Mountain Range with sharp vertical and horizontal curves with
relativity short sight distances. It provides regional access between the
towns of Kohala and Waimea and forms a looped system through the
Kohala region with the Akoni Pule Highway and Kawaihae Road. Kohala
Mountain Road is designated as a major collector roadway.
4.11.2 HARBORS
The boat hoist at Mahukona is the only dependable means to get a boat in
thu water in North Kohala. The facility is subject to `sigh seas but is used
frequently by local residents. The boat ramp and deep draft harbor at
Kawaihae provide the major boating facilities in West Hawaii.
4.11.3 AIRPORTS
Upolu Airport provides runway facilities in North Kohala and is
available for general aviation and emergency use. North Kohala is also
served by the Waimea Kohala and Keahole airports in South Kohala and
North Kona respectively.
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4.12 EXISTING UTILITY SERVICE
4.12.1 Water: See Figure No. 18, Page 9-20
The Hawaii County Department of Water Supply (DWS) is proposing to
recover and transmit 20 million gallons per day of potable water from
North Kohala to supplement its Kawaihae Hapuna Puako Water System
in South Kohala. The proposed project would also include upgrading the
existing county water system in North Kohala to all ground water to
improve supply reliability and to meet safe drinking water regulations.
This upgrading of the existing system will be of direct benefit to the
proposed development. Project construction is planned to be carried out
in two phases of approximately 10 million gallons per day capacity each.
Water is presently available from DWS from the six inch transmission
main along the Akoni Pule Highway. The Petitioner has had on going
discussions with DWS, and they have verbally committed to providing
the required water commitments to the subject parcel. The DWS
informed the Petitioner that these water commitments would be
contingent upon the installation of additional infrastructure which they
indicated should be in place by the time the proposed project requires
water service.
4.12.2 Sewer.
The State Department of Health (DOH) identifies the Petition Area as a
"Non Critical Wastewater Disposal Area." This means that cesspools are
permitted provided lots are a minimum of 10,000 square feet in size and
there are no more than 50 lots (units) for an entire project. The Petition
Area lies above the "Underground Injection Control Line", established by
the DOH. This means a permit must be applied for and approved prior to
the establishment of injection wells. The Petitioner intends to use for the
entire project individual wastewater systems (IWS) that meet all the state
and county's requirements.
4.12.3 Electrical:
Electrical service is available from Hawaii Electric Light Company
(HELCO) from either Akoni Pule Highway or Kynnersley Road. A 34 KV
transmission line runs along the Kohala Mountain Road to provide
service to Hawi, Kapaau, and the other villages of North Kohala. HELCO
is proposing a 69 KV electrical transmission line to be installed along
Akoni Pule Highway, from Kohala Ranch to Hawaii. This line is seen by
4-13
HELCO as an important part of their overall system, as it would "close the
loop" for their system in North Kohala.
4.12.4 Telephone and CATV:
GTE Hawaiian Tel indicates there is an existing pull line on the north
side of the Akoni Pule Highway that the development can use for
telephone service. GTE prefers to provide three to five pairs per lot which
would be adequate for telephones, faxes, dedicated computer lines, and
internet connections. The development will probably use 4'x6' pull boxes
at the main entry road area and the remainder of the development will
use 2'x4' pullboxes.
4.13 TOPOGRAPHY See Figure No. 19, Page 9-21
The Petition Area ranges in elevation from approximately 530 feet Mean
Sea Level (MSL) at the lowest point, to 580 feet MSL at the highest point
providing an elevation range of 50 feet. The slope of the entire property
ranges from 4 to 6 percent. There does not appear to be any minor or
major drainage ways on the property.
4.14 VIEWS
The following viewshecis (i.e., the area visible from a viewpoint) exist in
the Petition Area and are from inside the site viewing out to the
contiguous surrounding landscape:
North: Existing older residential neighborhood with a fine
collection of traditional Hawaiian plantation homes.
South: Large open pasture land, cleared with ankle high grasses.
East: Existing newer residential neighborhood with contemporary
styled homes.
West: Existing older residential neighborhood with a fine
collection of traditional Hawaiian plantation homes.
4.15 PHYSICAL FEATURES
The Petition Area was previously cleared for agricultural use and now is
covered with ankle high grass with a few scattered trees. Based on
4-14
information from the Kohala Corporation field maps, the entire area was
cultivated in sugar cane at one time.
4.16 SOILTYPES See Figure No. 20, Page 9-22
Soils on the Petition Area are all comprised of the Kohala silty clays.
According to the Soil Survey of Hawaii, dated 1973, the surface layer is a
silty clay about 14 inches thick underlain by a silty clay loam about 25
inches thick. KhC soil types are found on 80 percent of the two parcels
with runoff slow to medium and a slight to moderate erosion hazard.
KhA soil types are found on the remaining 20 percent of the property
characterized by moderately rapid permeability, slow runoff and a slight
erosion hazard.
4.17 SOIL PRODUCTIVITY See Figure No. 21, Page 9-23
Soil productivity estimates have been made by a number of
governmental agencies. The most widely accepted and referred to
productivity measure has been conducted by the University of Hawaii,
Land Study Bureau. All lands across the State have been ranked with
master productivity ratings with "A" being the most productive soils and
"E" being the least productive. The Petition Area is designated entirely as
„B„
4.18 FLORA AND FAUNA
The entire Petition Area has been previously cleared and based on
information taken from Kohala Corporation field maps, was in use at one
time for the cultivation of sugarcane. Presently the Petition Area is
covered with ankle high grasses with a few scattered trees. As per
discussions with the County of Hawaii Planning Department, a flora and
fauna study is not required due to the previous clearing and agricultural
use of the site.
4.19 CLIMATE
The Petition Area enjoys light and variable breezes during most of the
year with diurnal heating and cooling from onshore breezes during the
day and offshore breezes during the night.
The temperature for the year varies between an average mean minimum
temperature of approximately 60 degrees F to an average mean maximum
temperature of 84 degrees F.
4-15
The rainfall for the year varies between an average mean low of
approximately 5 inches per month to an average mean high of
approximately 7 inches per month.
4.20 DRAINAGE
Flood Insurance Rate Maps (FIRM) designate the entire Petition Area as
"Zone X" (panel no. 1551660100c, dated September 16, 1988). This is
defined as "Other Flood Areas: areas of 500 year floods, areas of 100 year
flood with average depths of less than 1 foot or with drainage areas less
than 1 square mile; and areas protected by levees from 100 year flood."
There are no floodways or channels indicated on the property.
The consulting engineering firm of Witcher and Associates Inc. was
contracted to provide a preliminary drainage study for the Petition Area
in addition to the information detailed by the FIRM Maps. The purpose of
the preliminary drainage study was to identify and quantify runoff within
the proposed subdivision area as well as the surrounding area. The
drainage study which is detailed in the report, "Planned Unit
Development, North Kohala, Hawaii, Preliminary Evaluation Drainage
Study, TMK (3)5-4-006:21 & 36", dated March 20, 1997, concluded the
following:
"Any increase in storm runoff on the subject parcel will be contained
onsite as required by Hawaii County Standards. A system of drywells and
other mitigative measures will be utilized to contain the increased runoff.
It is anticipated that the end result will be less runoff from the property
than currently occurs.
The preliminary drainage study is included in this document as
"Appendix A".
4.21 LAVA ZONE
The northern part of the Big Island is made up of two volcanoes, Mauna
Kea and Kohala. Mauna Kea has erupted several times in the last 10,000
years, most recently about 3,500 years ago. The volcano is considered
dormant but not extinct. Kohala, is the oldest volcano on the island
which last erupted about 60,000 years ago. Although it is impossible to
know if this volcano is extinct or only dormant, the volcano hazard is
extremely low.
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r
Maps showing volcanic hazard zones on the Island of Hawaii were first
prepared in 1974 by Donal Mullineaux and Donald Peterson of the U.S.
Geological Survey and were revised in 1987. The current map divides the
island into zones that are ranked from 1 through 9 based on the
probability of coverage by lava flows. The highest probability of coverage
by lava is zone 1 with lowest probability being zone 9. The Petition Area is
located in zone 9.
4.22 SEISMIC ZONE
The entire Island of Hawaii is susceptible to earthquakes most of which
are directly related to volcanic activity and are caused by magma moving
beneath the earth's surface. A few are less directly related to volcanism;
these earthquakes originate in zones of structural weakness at the base of
the volcanoes or deep within the earth beneath the island.
The Uniform Building Code classifies the Island of Hawaii as a Zone 3
area for the purpose of structural design in buildings and other related
structures. The classification system is based on a scale of 0 to 4, increasing
in level of risk due to seismic occurrence and danger. The County of
Hawaii Building Division requires that all new structures be designed to
the earthquake criteria detailed in the Uniform Building Code
4.23 ARCHAEOLOGICAL SURVEY See Figure No. 22, Page 9-24
William Barrera, Jr., consulting archaeologist, was contracted to perform
an archaeological walk through reconnaissance survey for the Petition
Area. The walk through reconnaissance consisted of a complete
pedestrian inspection of both parcels. Due to no evidence being seen of
any historical or archaeological features or sites, the consulting
archaeologist is of the opinion that development of the parcels may
proceed without any need for an intensive archaeological survey.
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o
CHAPTER FIVE
Description of the Proposed Project
MOMMEMOM
a
5.1 AIASTERPLAN CONCEPT See Figure No. 23, Page 9-25
See Figure No. 24, Page 9-26
See Figure No. 25, Page 9-27
See Figure No. 26, Page 9-28
The visual image of an older traditional neighborhood looks very
different from that of a typical, large lot contemporary suburban
development. Many of our older neighborhoods have a richness of
character and a "sense of place" that is missing in our newer residential
communities. Historically, there were specific design qualities or
characteristics that contributed to create a "sense of place" and promote a
feeling of community within our residential communities. Some of these
characteristics are as follows:
• They are compact and identifiable, and their boundaries are
recognizable. This provides a sense of arrival and departure from the
boundaries of these older neighborhoods.
• They are visually coherent. This is achieved through the use of a
consistent architectural language and formal organizing principles.
The setbacks of the homes from the streets, the use of front porches,
architectural style, materials, and details all contributed to this
coherent image.
• They possess a strong degree of spatial hierarchy. There is a variety of
public open spaces in different sizes, shapes, and physical treatments
that allowed for social interaction.
• Their street corridors are visually bounded, layered and intimate in
feeling. A variety of elements are used to enhance the quality of the
streetscape and to provide for this layering of public space. Some of
these elements include; street trees, fences, steps, and front porches.
• Their street blocks can be understood as comprising their component
neighborhoods, suggesting the role of the street as a "social channel"
of neighborly interaction.
• The neighborhoods convey a strong "sense of place".
These neighborhood friendly characteristics are found in many of our
Hawaiian plantation communities and earlier residential neighborhoods.
5.2
a J
Some of the typical components found in these traditional
neighborhoods include, narrow roadways, street trees, front lanais, and
closely spaced structures on lots narrower than those in current
subdivision layouts. These early communities were rich in their sense of
community and people knew their neighbors, usually on a first name
basis. This type of atmosphere has been lost in Hawaii through the
development of our newer communities based on stereo-typical
mainland type subdivision layouts with their wall to wall two car garages.
Latest studies conducted by a 1989 Gallup Poll indicate that the majority of
people in America now want to live in a more traditional small town
environment and are leaving the suburbs for this type of lifestyle. The
reason for this shift of attitude is the desire for more of a sense of
community, well being, safety and pedestrian oriented environment.
Using a planned unit development approach to allow more design
flexibility, the masterplan integrates some of these traditional
neighborhood elements into the design to create a more viable
community and enhance the lifestyle of its local residents. The goal of the
planning strategy is to provide a residential environment that encourages
a strong sense of community values, promotes social interaction and
offers the residents pride of ownership in their neighborhood.
The masterplan is organized around a series of landscaped, park like open
spaces that are used to accomplish the following:
• Develop spatial interest and a sense of place.
• Provide open space within the neighborhood.
• Act as points of visual interest as one moves through the
neighborhood along the streets.
• Act as outdoor spaces for the residents to socialize.
• Mitigate the speed of internal traffic.
Streets are designed to be in scale with a traditional neighborhood setting
and street trees are used to define the street corridor and to create a more
intimate public space. The street corridor with its scaled pedestrian
environment and landscape theme of street trees is an organizing
element that establishes the design character for the entire neighborhood.
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Q R
House lots, clustered around the landscaped open spaces provide a sense
of privacy within the overall community. The houses on the linear street
corridors will be designed with a lanai that is the dominate element on
the front of the house with the two car garage set off to the side and
setback from the face of the house.
An overall and consistent landscape plan is used for the street corridor.
The front yards of the lots, landscaped open spaces, and main entry
develop a look that integrates the overall development into its local
context providing for a harmonious fit.
5.2 P.U.D. VERSUS TYPICAL SUBDIVISION LAYOUT
The Petitioner is submitting an application for a planned unit
development concurrently with a change of zone application. The
primary reason for pursuing a planned unit development approach for
the project versus the standard subdivision layout is to provide a higher
standard of design and a better quality of life for the residents. As noted in
the zoning code, the planned unit development is the mechanism the
county permits to allow for a higher level of flexibility in design.
The standard subdivision has many short comings in the amenities it
provides and the neighborhood environment it creates. It lacks
neighborhood parks and open spaces for the community to interact. It
fails in its ability to provide for pedestrian activities and movement. It
inhibits social communication, breaking down a sense of community. In
summary, it offers very few benefits to the residents and has minimal
advantages when compared to the planned unit development approach.
The planned unit development fosters a "sense of community" by
offering opportunities for the residents to meet, socialize, walk and
experience their neighborhood environment in ways that are not
available to the residents of the standard subdivision community. Parks
and open spaces can be provided for a variety of activities to occur. It
offers a safe pedestrian environment for the residents who enjoy walking
and riding bicycles. It promotes social communication through the use of
lanais facing the main street and its park system. In short it offers the
residents a safer, more enjoyable, and socially rewarding community to
live in.
1
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5.3 DENSITY AND LOT SIZE
With the Petition Request of RS 10 zoning and a Planned Unit
Development designation, the allowable density of the project is
determined by dividing the gross land area of 10.13 acres by the minimum
lot size of 10,000 square feet. Using this formula, a total of 44 units may be
permitted. The developer is providing less units than the allowable
density in order for the development to blend well with the existing
surrounding residential neighborhoods.
The lots for the single family residential units, range in size from
approximately 10,000 S.F. to 12,374 S.F. with the average lot size being
approximately 10,240 S.F.
5.4 VEHICULAR CIRCULATION
Ingress and egress circulation will be from the Akoni Pule Highway on
the north side of the project. The intersection at this area will be designed
to facilitate both entry and exit to and from this major arterial.
The internal roadway is designed incorporating landscape open spaces to
provide for an intimate neighborhood environment. The width of the
roadway along with the landscaping at the various open spaces will act to
mitigate traffic speed through the neighborhood and to provide for a safe
pedestrian environment.
The design of the internal roadway mitigates traffic speed through the
neighborhood without the use of speed bumps by providing landscaped
open spaces at specific areas and utilizing road alignments that are not
straight. These landscaped open spaces act as speed buffers forcing traffic
to reduce speed at these locations. Not only will the landscaped open
spaces slow traffic speed but will also provide spatial interest and visual
variety in the community. These measures were taken to provide a
higher level of pedestrian safety within the community knowing that
speed limit signs are ineffective in controlling traffic speed. It is
anticipated that the traffic speed posted for the project will be in the 15
m.p.h. range.
The project's internal roadway system will be private deviating from
certain County Standards in order to make for a more intimate and
pedestrian friendly environment. Road right of way and pavement width
shall be approximately 40 feet right of way with 20 feet pavement surface
width except at the main entrance which will have divided drive lanes
5-5
q
with approximately 11 feet pavement width for each lane. The road right
of way shall use improved landscaped swales versus paved swales to
develop the desired neighborhood image and character.
Curb radii at the main intersections of the internal roadway will be
designed to accommodate emergency vehicles and these will be
coordinated with the Fire Department. No sidewalks will be provided at
the road right of way since the main street is being designed to
accommodate both vehicular and pedestrian movement due to its
intimate scale. With the average grade of the site in the 5% range, street
grades should be moderate.
5.5 PEDESTRIAN CIRCULATION
A primary design goal of the masterplan is to provide a safe, visually
stimulating and a efficient pedestrian network system throughout the
community. Recognizing that the streets in a neighborhood are often
used for a variety of purposes besides just vehicular circulation, the street
design is developed anticipating use by pedestrians, joggers, and bicycle
riders. The narrow right of way width, the use of street trees, and the
location of the landscaped open spaces should provide a setting where the
pedestrian feels like they have the right of way versus the automobile.
Slower traffic speeds should result due to this intimate scale and traffic
volumes should be marginal since no through roads occur at the project.
Sidewalks are omitted since historically many pedestrian activities
normally occur in the street. All of these elements combined, the narrow
streets, the street trees, landscaped open spaces and landscaping should
establish a "sense of place" that services both the needs of the pedestrian
and automobile alike.
5.6 LANDSCAPE THEME See Figure No. 25, Page 9-27
Sensitive landscaping and the development of a variety of open spaces is
critical to the development of neighborhood character in a residential
community. What is missing today in our standard subdivision layouts
is a "sense of place" due to their homogeneous look and minimal spatial
variety. Too few of our newer communities on the Big Island lack
sufficient landscaping to blend buildings into our natural landscape and
as a result, the island is developing the appearance of suburban sprawl.
Landscaping will play a central role in the masterplan to provide an
inviting residential atmosphere with open spaces that are shaded to
encourage outdoor activities and social interaction. The major
5-6
components of the open space environment are the project entry area,
main street theme, and landscaped open spaces contiguous to the internal
roadway. Some of these areas will have uses beyond what they are
normally intended for. The main street provides not only vehicular
access but also sets the character for the neighborhood, developing a safe
pedestrian setting. The neighborhood landscaped open spaces mitigate
traffic speed by their placement and landscaping.
5.7 OFF SITE UTILITIES
5.7.1 Water: See Figure No. 18, Page 9-20
The Hawaii County Department of Water Supply (DWS) is proposing to
recover and transmit 20 million gallons per day of potable water from
North Kohala to supplement its Kawaihae Hapuna Puako Water System
in South Kohala. The proposed project would also include upgrading the
existing county water system in North Kohala to all ground water to
improve supply reliability and to meet safe drinking water regulations.
Project construction is planned to be carried out in two phases of
approximately 10 million gallons per day capacity each.
Water is presently available from DWS from the six inch transmission
main along the Akoni Pule Highway. The Petitioner has had on going
discussions with DWS, and they have verbally committed to providing
the required water commitments to the subject parcel. The DWS
informed the Petitioner that these water commitments would be
contingent upon the installation of additional infrastructure which they
indicated should be in place by the time the proposed project requires
water service.
5.7.2 Sewer.
The State Department of Health (DOH) identifies the Petition Area as a
"Non Critical Wastewater Disposal Area." This means that cesspools are
permitted provided lots are a minimum of 10,000 square feet in size and
there are no more than 50 lots (units) for an entire project. The Petition
Area lies above the "Underground Injection Control Line", established by
the DOH. This means a permit must be applied for and approved prior to
the establishment of injection wells. The Petitioner intends to use for the
entire project individual wastewater systems (IWS) that meet all the state
and county's requirements.
5-7
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5.7.3 Electrical:
Electrical service is available from Hawaii Electric Light Company
(HELCO) from either Akoni Pule Highway or Kynnersley Road. A 34 KV
transmission line runs along the Kohala Mountain Road to provide
service to Hawi, Kapaau, and the other villages of North Kohala. HELCO
is proposing a 69 KV electrical transmission line to be installed along
Akoni Pule Highway, from Kohala Ranch to Hawaii. This line is seen by
HELCO as an important part of their overall system, as it would "close the
loop" for their system in North Kohala.
5.7.4 Telephone and CATV:
GTE Hawaiian Tel indicates there is an existing pull line on the north
side of the Akoni Pule Highway that the development can use for
telephone service. GTE prefers to provide three to five pairs per lot which
would be adequate for telephones, faxes, dedicated computer lines, and
internet connections. The development will probably use 4'x6' pull boxes
at the main entry road area and the remainder of the development will
use 2'x4' pullboxes.
5.8 ON SITE UTILITIES
All site utilities, water, sewer, electrical, telephone, CATV, are to be
located underground.
The consulting engineering firm of Witcher and Associates Inc. was
contracted to provide a preliminary drainage study for the Petition Area
in addition to the information detailed by the FIRM Maps. The purpose of
the preliminary drainage study was to identify and quantify runoff within
the proposed subdivision area as well as the surrounding area. The
drainage study which is detailed in the report, "Planned Unit
Development, North Kohala, Hawaii, Preliminary Evaluation Drainage
Study, TMK (3)5-4-006:21 & 36", dated March 20, 1997, concluded the
following:
"Any increase in storm runoff on the subject parcel will be contained o n
site as required by Hawaii County Standards. A system of drywells and
other mitigative measures will be utilized to contain the increased runoff.
It is anticipated that the end result will be less runoff from the property
than currently occurs."
W
5-8
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5.9 MAIL, RUBBISH, AND EMERGENCY VEHICLE SERVICE
The masterplan allows convenient access for service and emergency
vehicles. Mail delivery and pick up will be via a mail kiosk located in one
of the drivecourts. The street layout incorporates turnarounds to allow
trash and fire vehicles proper access.
5.10 PARKING
Each home will have a two car garage and driveway which provides for a
total of four car parking capacity per lot. Total site parking for the
individual homes is 136 cars, which far exceeds what is required by the
zoning code. The right of way at the roadway will be landscaped and
improved to allow for occasional visitor parking which will supplement
the parking on the residential lots.
5.11 PHYSICAL DESIGN ELEMENTS OF THE MASTERPLAN
5.11.1 PROJECT ENTRANCE See Figure No. 24, Page 9-26
The main entry for the project, consisting of two drive lanes divided by a
landscaped medium strip, is located on the north side of the Petition Area
off the Akoni Pule Highway and establishes the first impression of the
development. Landscaping, possibly street pavers, and signage will be
used to create the sense of arrival to the neighborhood.
5.11.2 STREET CHARACTER See Figure No. 26, Page 9-28
The central theme of the main street de.;ign is the provision of
landscaping and the use of street trees to create a sense of spatial
enclosure. The appearance of uninterrupted wide asphalt surfaces found
in so many typical subdivisions today, not only breaks down human scale
in our communities but also encourages traffic to speed with no respect
for pedestrians. The landscaping will create an intimate spatial
environment at the street that will encourage pedestrian activities and
social communication. In a sense, the street will become a social corridor
and act as the outdoor public living room for the community.
5.11.3 MAIL KIOSK
Mail pick up and delivery is provided at a central mail kiosk located in
one of the landscaped open spaces.
5-9
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5.11.4 HOUSING DESIGN
The housing design will be instrumental in adding to the feel of the
neighborhood through its use of materials, color, and regional
architectural style. The Hawi Kapaau area has a fine collection of
"plantation" styled residential architecture and this vernacular will be
used as an inspiration for the design of the new homes in the
development. Some of homes will have a dominate front lanai that in
most cases fronts the main street or landscaped open spaces. This lanai
encourages residents to get to know their neighbors and monitor the
security of the neighborhood. There is a rear lanai with some of the
homes for outdoor dining and social purposes. At the street facade, two
car garages will be set back from the front of the lanai where possible
minimizing their visual impact.
Energy efficient measures are integrated into the design of each home.
The house designs take advantage of the local breezes and provide
cooling cross ventilation. Low profile solar hot water systems will be
offered, as an option, and placed on the roof in an unobtrusive fashion
away from the street elevation where possible. Natural light into the
homes may be provided through the use of energy efficient skylights.
There will be various model homes offered, one story and possibly two
story, minimum 3 bedrooms, ranging in size from approximately 1,200
S.F. to 1,500 S.F. interior square footage.
5.12 PROJECTED SALES PRICE OF MODEL HOMES
S-Ales prices for the homes will range from a low of approximately
$180,000 to a high to be determined by the prevalent market conditions.
The sales price of the homes will vary depending on such factors as
proximity to neighborhood amenities, location off landscaped open
spaces, location on the higher site elevations, views, square footage and
time of purchase.
5.13 CC&Rs
According to the certified residential appraisal firm of Leremy & Leremy,
neighborhoods go through a four phase. life cycle... "Growth, Stability,
Decline and Revitalization". Each of these various phases has an impact
on the value and the desire of persons to buy homes and live in a
neighborhood. Well enforced Covenants may forestall or completely
interrupt the decline phase of the neighborhood life cycle. The project's
s-10
c ~
CC&Rs will be structured to maintain the quality of the original design
intent and insure the investment of the homeowners will be protected,
while they enjoy appreciation for their investment.
The project will integrate the design elements necessary to create the
"sense of community" within the neighborhood through the
implementation of an innovative street layout and home designs. The
applicant views the CC&Rs for the project as a tool to insure maintenance
of the common areas and amenities acting as the mechanism through
which an equitable contribution to the cost of maintenance and repair of
the common elements is implemented. The applicant also intends to
establish clear and enforceable design criteria for all alterations, repair,
and maintenance of the homes in the project.
The use of landscaping at the common area open spaces and the street
trees will create a substantial and valuable asset to the community which
will require a commitment regarding maintenance of these areas by the
homeowner's association. The masterplan concept is developed to
mitigate the cost of common area maintenance that is usually associated
with planned unit developments. This is accomplished through the use
of highly defined and usable open spaces versus residual open spaces.
Historically, planned unit developments generated unusable, residual
open space that required high maintenance and did not allow for
community activities. The applicant anticipates with this efficiency in
design, a lower common area maintenance fee can be expected. The
applicant intends to establish a set annual fee which will be committed
directly to the maintenance of the projects landscaping based upon a
budget to be approved and amended from time to time by the community
associaticn. Unlike many standard subdivisions, the majority of the
project's landscaping will be located within the expanded common
elements and maintained by the community association.
The applicant anticipates the streets within the project will remain in
private ownership by the community association. Therefore, a separate
road maintenance assessment will be applied against each lot owner
pursuant to a program established by the Board of Directors of the
community association for the project.
In order to remain responsive to the wishes of those property owners
who remain active in community association affairs, the applicant
proposes to lower the minimum number/percentage of homeowners
required for the amendment of the project rules relating to the project.
Too often, community associations are paralyzed by their inability to
U
5-I1
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obtain the necessary two-thirds or three-quarters of all owners required to
make any change in the project rules and by laws.
5.14 NEED FOR THE PROJECT
? It is important to the long term economic vitality of the Island of Hawaii
to explore new avenues in the residential real estate market and to
provide for a variety of residential products. A number of residential
communities have been developed in the North Kohala area over the
last decade with an emphasis on large acre agricultural lots and estate type
homes. A few projects have been developed offering affordable homes on
smaller lots but little has been done to address the "Gap Group" market
for reasonably priced medium size homes. The "Gap Group" market
represents a growing segment of our population, those whose income is
too high to qualify for affordable housing but not enough to buy the
market priced home in Hawaii.
5.15 BENEFITS TO THE COMMUNITY
The benefits to the community are two fold; benefits to the community at
large and benefits to the residents who will live in the new development.
• Benefits to the Community at Large
1. Provides more diversity in the local housing market by providing
homes to meet the needs of the "Gap Group" market.
2. Mitigates the impact of suburban sprawl in our rural areas and reduces
the amount of VMT, vehicle miles travel due to the projects close
proximity to the amenities and services found in the adjacent towns
and villages.
3. Provides employment opportunities and business for the construction
and real estate industry.
4. Provides additional tax revenues for the County of Hawaii.
• Benefits to the Immediate Residents of the Development
1. Provides for a safe, socially conducive, and pedestrian oriented
community.
xJ
5-12
5.16 SUSTAINED DESIRABILITY AND STABILITY ISSUES
Today, home buyers in Hawaii are becoming more selective in the quality
of homes they buy and the neighborhoods they live in. This is partly the
result of the amount of new housing inventory on the market and the
i sluggish local economy. In short its a buyer's market. Real estate agents on
the Island of Oahu have commented that the quality of the neighborhood
is the deciding factor in the sale of a home now. With the housing market
over built there, the buyer is now looking for more amenities and higher
quality design in the community environment. This shift in buyer
awareness to the quality of the neighborhood versus the individual home
will make the proposed project more marketable long-term due to the
benefits of living in a pedestrian oriented neighborhood environment.
A number of factors contribute to the sustained desirability of a
community. The quality of design for both the masterplan and homes,
the types of amenities, landscaping and open spaces, safety and security,
and design controls all work to sustain the desirability of community.
Through the use of a planned unit development, the project is able to
offer more quality and amenities along with the necessary design controls
to sustain both desirability and stability in the years to come.
5.17 RELATIONSHIP TO
SURROUNDING DEVELOPMENT Figure No. 15, Page 9-17
Currently the Petition Area is bordered on three sides by existing
residential communities with RS 15 zoning. On the north and west sides
there are older traditional homes that exhibit some of the best plantation
styled architecture in :he Islands. On the east side is a newer residential
community with more contemporary architectural designed homes. The
proposed project with lot sizes ranging from a minimum of 10,000 S.F., its
use of traditional Hawaiian styled homes, and ample landscaped open
space should be a sensitive addition to the local community and blend
well with the contiguous residential developments.
5.18 INTENSITY OF LAND UTILIZATION
With the Petition Request of RS 10 zoning and a Planned Unit
Development designation, the allowable density of the project is
determined by dividing the gross land area of 10.13 acres by the minimum
lot size of 10,000 square feet. Using this formula, a total of 44 units may be
permitted. The Petitioner is providing less units than the allowable
5-13
density in order to have the development blend well with the existing
surrounding residential neighborhoods.
Intensity of Land utilization Calculations:
• Gross acres 10.13 acres
• Allowable density 10.13 acres + 10,000 S.F. 44 units
• Proposed number of residential units 34 units
• Average gross density 34 units + 10.13 acres 3.36 units per acre
5.19 TRAFFIC IMPACT
An initial meeting with the Department of Transportation, Highways
Division, (DOT), was conducted to solicit comments regarding the
proposed development and its access from the Akoni Pule Highway. The
DOT's initial comments were that based on the density of the proposed
development, an improved channelized intersection would probably not
be required. The DOT recommended that a Traffic Impact Study be
conducted to verify the anticipated level of service. The consulting
engineering firm of Witcher & Associates Inc., was contracted and
subsequently prepared the "Planned Unit Development, North Kohala,
Hawaii, Intersection Traffic Study, TMK (3)5-4-006:21 & 36", dated
February 28, 1997. The conclusion of this study is as follows:
"The construction of the proposed subdivision will have little traffic
impact on Hawi Niulii Road and the surrounding area. No channelized
intersection should be required nor lane alterations at the intersection of
Hawi Niulii Road and Kynnersley Road."
The intersection traffic study is included in this document as "Appendix
B".
V
5-14
CHAPTER SIX
Project Time Schedule
J
6-1
6.1 PROJECT TIME SCHEDULE
The Owner proposes to develop the 34 single family residential lots in a
total of six phases, anticipating starting construction on July 1999 and
ending final project sell out on December 2001. The development time
schedule is based on a conservative absorption rate, and should the
market become more aggressive, the time allocated per phase may
reduced. The start date of Phase One is predicated on the Petitioner
receiving all the required approvals from the governing agencies and the
county by July, 1998. Below is the description of each phase of
construction and anticipated time periods:
PHASE ONE 5 Months
August 1998 to December 1998: Preliminary engineering design to develop
the Preliminary Subdivision Application,
submission to the county and subsequent
approval to proceed with the Final
Subdivision Application.
PHASE TWO 6 Months
January 1999 to June 1999: Final engineering design to develop the
Final Subdivision Application, submission
to the county and subsequent approval to
proceed with the construction.
PHASE THREE 6 Months
July 1999 to December 1999: Complete construction of all required off
site and on site infrastructure, utilities
roadways, lot grading, and landscaping in
place for 34 lots.
PHASE FOUR 6 Months
January 2000 to June 2000: Anticipated sales of approximately 5 to 10
house and lot packages.
PHASE FIVE 6 Months
July 2000 to December 2000: Anticipated sales of an additional 5 to 10
house and lot packages.
PHASE SIX 12 Months
January 2001 to December 2001: Anticipated sales of the balance of lots
available resulting in final project sell out.
62 -
a
I L A N N 9 R S
A RCN IT 9 CTS
November 11, 1997
Ms. Virginia Goldstein
Planning Director
County of Hawaii Panning Dept.
25 Aupuni Street, Room 109
Hilo, Hawaii 96720-4252
Re: Comments, Mr. Kazu Hayashida, Director of Transpiration, dated 10120/97
Change of Zone Application (RFZ 97-14)
Planned Unit Development Application (PUD 97-2)
Applicant: Mike J. Prohoroff
Request: RS-15 and A-20a to RS-10; To Develop a 34-Lot
Traditional Neighborhood Development
Tax Map Key: 5.4-6: n and 36
Dear Ms. Goldstein:
This is to acknowledge receipt of your memorandum of October 30,
1997 regarding the comments in response to the above referenced
project from Mr. Kazu Hayashida, Director of Transportation, State
of Hawaii Department of Transportation.
Please be informed that North Kohala Land Company, Inc., Mike J.
Prohoroff, President, intends to fully comply with the State
Department of Transportation's design requirements for the
project's intersection with the Akoni Pule Highway.
Thank you for the comments regarding this proposed project. I am
available at your convenience to discuss any questions you may
have regarding this matter.
Sincerely,
vv17--~ ,
Michael J. Riehm, A.I.A.
Richm Owemsby Plam as Architects
cc: K Hayashida, DOT EXHIBIT
cc: M. Prohoroff 15
P.O. BOX 190747 XAILUA-XONA HAWAII 96739(808)322-61 IS(806)322-)391 FAX 11391
2
7 L A N N I R S
ARCHITRCTS
November 11, 1997
Ms. Virginia Goldstein
Planning Director
County of Hawaii Panning Dept.
25 Aupuni Street, Room 109
Hilo, Hawaii 96720-4252
Re: Comments, Mr. Harry Kim, Civil Defense Admin., dated 9/22197
Change of Zone Application (RFZ 97-14)
Planned Unit Development Application (PUD 97-2)
Applicant: Mike J. Prohoroff
Request: RS-15 and A-20a to RS-10, To Develop a 34-Lot
Traditional Neighborhood Development
Tax Map Key: 54-6: 21 and 36
Dear Ms. Goldstein:
This is to acknowledge receipt of your memorandum of October 13,
1997 regarding the comments in response to the above referenced
project from Mr. Harry Kim, Civil Defense Administrator, County
of Hawaii Civil Defense Agency.
In response to Mr. Kim's comments concerning hurricanes and
their impact, please note that all of the structures for the project will
be designed according to the Uniform Building Code's criteria for
wind loads as stipulated for this area. Flood control and drainage for
the site will be engineered to comply with applicable County design
criteria.
Thank you for the comments regarding this proposed project. I am
available at your convenience to discuss any questions you may
have regarding this matter.
Sincerely,
Michael J. Riehm, A.I.A. EXHIBIT
Rlehm Owensby Planners Architects
cc: H. Kim, avu nefmft
cc: M. Prohoroff
11393
P.O. BOX 390747 KAILUA•KONA HAWAII 96739 (909)222.61 IS (101)722.7)91FAX
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
HILO, HAWAII
DATE October 10, 1997
Memorandum
TO Planning Director
FROM ub~C a, Chief
Engineering Division
SUBJECT: Change of Zone Application (97-14)
Planned Unit Development (PUD 97-2)
Environmental Assessment
Applicant: Mike Prohoroff
Location: Hanaula, North Kohala, HI
TM K: 5-4-06:218 36
We have reviewed the subject applications and offer the following comments:
Buildin
1. Buildings shall conform to all requirements of code and statutes pertaining to
building construction.
Drainage
2. All development generated runoff shall be disposed of on site and shall not be
directgd toward any adjacent properties.
3. The applicant should be informed that if drywells are included in the subject
improvements, an Underground Injection Control (UIC) permit must be applied for from
the Department of Health, State of Hawaii.
4. A drainage study should be prepared and a drainage system installed meeting with
the approval of DPW.
5. All grading and grubbing activities shall comply witIMIB11 of the Hawaii County
Code. Q
rt ~
Memo to Planning Director
October 10, 1997
Page 2
Solid Waste
6. Solid waste management shall conform to the rules and regulations of the DPW,
Solid Waste Division.
7. The developer shall prepare a solid waste management plan for the development
which is to be administered by the Association of Homeowners or by the developer if no
association is established.
Roadways
8. The Akoni Pule Highway, fronting the subject property, is under the jurisdiction of the
Hawaii Department of Transportation (HOOT). We defer to HOOT for requirements
concerning this road.
9. Roadway connections to the adjoining parcels should be provided meeting with the
approval of DPW. These roads should be open to public traffic. It is DPW policy on
large subdivisions to recommend that functioning interconnections be made to adjoining
parcels. It may be appropriate to have a stub out to the parcel to the south to provide
for its future development in accordance with HCC Chapter 23, Section 23-44.
10. All roadways within the proposed development should follow the guidelines
incorporated in Hawaii Statewide Uniform Design Manual for Streets and Highways and
A Policy on Geometric Design of Highways and Streets by the American Association of
State Highway and Transportation Officials (AASHTO). These roadways should also
meet the requirements of DPW. Curb, gutter, and sidewalks should be required in
areas of pedestrian traffic.
We offer the following specific comments on the individual PUD/Variance requests:
Variance Request No. 12. This seems to be an unreasonably broad request.
Variance Request No. 13. This seems to be an unreasonably broad request.
Variance Request No. 14. The lot layout as shown in Exhibit 1 is acceptable with the
exception of the possible stubout to the southern boundary.
Variance Request No. 15. We defer to the Planning Department concerning this
request, however, building construction shall conform to all requirements of code and
statutes.
Memo to Planning Director
October 10, 1997
Page 3
Variance Request No. 16. We defer to the Planning Department concerning this
request, however, building construction shall conform to all requirements of code and
statutes.
Variance Request No. 17. We defer to the Planning Department concerning this
request, however, building construction shall conform to all requirements of code and
statutes.
Variance Request No. 18. This seems to be an unreasonably broad request.
Variance Request No. 19. From the section shown on Exhibit 14, it would appear that
the proposed right of way would be insufficient to provide for the on-street parking (as
stated in Section 5-10) plus vehicular, bicycle, and pedestrian traffic. We cannot
support this variance request as currently proposed. Perhaps the issue of on-street
parking needs to be clarified.
Variance Request No. 20. This request does not take any future planning requirements
into account.
Variance Request No. 21. The reduced radii requested may allow insufficient turning
space for Fire Department vehicles. Any Fire Department recommendations should be
followed. Additionally, the Civil Engineer for the project should calculate and certify,
with supporting data, that safe sight distance requirements are met.
Variance Request No. 22. The Civil Engineer for the project should calculate and
certify, with supporting data, that sufficient turning space for Fire Department vehicles
is met.
Variance Request No. 23. This seems to be an unreasonably broad request. The Civil
Engineer responsible for the safe design of the project will be required to provide
documentation that the streets are designed in accordance with AASHTO standards.
Variance Request No. 24. This seems to be an unreasonably broad request.
Variance Request No. 25. This seems to be an unreasonably broad request; perhaps a
clarifying exhibit is needed to determine what specifically the applicant has in mind. If
the proposed pavement is twenty feet (20'), this variance may not be required.
Variance Request No. 26. The applicant states: "The narrow right of way width .
should provide a setting where the pedestrian feels they have a right of way versus the
automobile." Unfortunately, when the pedestrian is forced to share roadway pavement
with vehicles, the drivers don't always feel the same way. Ideally, pedestrians should
be kept separate from vehicles.
" L
Memo to Planning Director
October 10, 1997
Page 4
Variance Request No. 27. The substitution of Standard Detail R-1 should be
acceptable. The applicant should be advised that one of the purposes of a concrete
gutter is to prevent erosion of, and subsequent damage to, the pavement alongside the
curbing.
Variance Request No. 28. The proposed street lights would be acceptable provided
they produce acceptable lighting levels, meet the requirements of HCC Chapter 14, and
comply with AASHTO standards for impact attenuation features.
Variance Request No. 29. The proposed street signage would be acceptable if it
complies with both national standards for breakaway design and the standards in the
"Manual on Uniform Traffic Control Devices".
Variance Request No. 30. While we are in favor of "Design flexibility to (develop an
intimate environment)", the Department feels that public safety should not be sacrificed.
Any elimination of a clear zone and clear lines of sight may impede driver visibility;
perhaps this request is too broadly written.
If you have any questions, please contact Thomas Pack in the Engineering Division
Kona office at 327-3530.
TWP:sIs
cc: Engineering - Hilo
Engineering - Kona
Planning - Kona
I L A N N 9 9 4 )
A9CH 1T9 CTS
November 11, 1997
Ms. Virginia Goldstein
Planning Director
County of Hawaii Panning Dept.
25 Aupuni Street, Room 109
Hilo, Hawaii 96720-4252
Re: Comments, Mr. Galen M. Kuba, Chief of Engineering Division, dated 10/10/97
Change of Zone Application (REZ 97-14)
Planned Unit Development Application (PUD 97-2)
Applicant: Mike J. Prohoroff
Request: RS-15 and A-20a to RS-10; To Develop a 34-Lot
Traditional Neighborhood Development
Tax Map Key: S-4-6:21 and 36
Dear Ms. Goldstein:
This is to acknowledge receipt of your memorandum of October 30,
1997 regarding the comments in response to the above referenced
project from Mr. Galen M. Kuba, Chief of Engineering Division,
County of Hawaii Department of Public Works.
Below are our responses to Chief Kuba's comments:
1. Building: All buildings will conform to all requirements of
County codes and statutes pertaining to building construction.
2. Drainage: All development generated run-off shall be disposed
of on site and shall not be directed toward adjacent properties.
3. Drainage: An Underground Injection Control (UIC) permit will
be applied for from the State Department of Health for the use of
drywells.
4. Drainage: A drainage study has been completed by Witcher &
Associates, Inc. and all drainage systems for the project will
comply with the design criteria of the County's Department of
Public Works.
1 Of s
P.O. BOX 390747 KAILUA.KONA HAWAII 96729(909)222.6115(909)322-2291FA% 11387
5. Drainage: All grading and grubbing activities will comply with
Chapter 10 of the Hawaii County Code.
6. Solid Waste: Solid waste management will conform to the rules
and regulations of the DPW Solid Waste Division.
7. Solid Waste: The applicant will prepare a solid waste
management plan for the project and this plan will be
administered by the Homeowners Association or the applicant.
8. Roadways: The applicant has conferred with the State
Department of Transportation concerning the design
requirements for the project's intersection at the State's highway.
9. Roadways: Due to the relative small size of the proposed project
and the limited amount of generated traffic flow, street
extensions to adjacent parcels would compromise some of the
design elements, such as the landscaped open spaces used to
create a liveable community. The applicant is trying to keep the
cost of the housing at a level that is affordable to the "Gap
Group" segment of our population. The addition of a roadway
stub-out to adjacent parcels would require the elimination of
one or more lots. This would increase the overall development
cost for the housing and might jeopardize the landscape open
spaces since they may be required to be omitted to provide more
site area to recover lost lots.
10. Roadways: As stated in the County Zoning Code, a Planned Unit
Development is meant to be a mechanism to allow for more
sensitive design creativity for our communities and as such the
applicant is requesting a variety of variances to achieve this goal
of a more liveable residential community. All of the streets
within the project will be private roadways designed by a
licensed engineer with safety and functionality in mind. In order
to create a more pedestrian friendly environment, certain
variances are being requested that may deviate from the
applicable codes.
11. Variance Request No. 12: The applicant is not requesting
variances from all of the design standards in this Article, only
the variances as outlined in the variance requests. The intent
with this variance request no. 12 was not meant to be a blanket
approval on all the design standards, only the ones that are
being applied for.
12. Variance Request No. 13: See our response for variance request
no. 12.
20f5
13. Variance Request No. 14: Due to the relative small size of the
proposed project and the limited amount of generated traffic
flow, street extensions to adjacent parcels would compromise
some of the design elements, such as the landscaped open spaces
used to create a liveable community. The applicant is trying to
keep the cost of the housing at a level that is affordable to the
"Gap Group" segment of our population. The addition of a
roadway stub-out to adjacent parcels would require the
elimination of one or more lots. This would increase the overall
development cost for the housing and might jeopardize the
landscape open spaces since they may be required to be omitted
to provide more site area to recover lost lots.
14. Variance Request No. 15: All buildings will conform to all
requirements of County codes and statutes pertaining to
building construction.
15. Variance Request No. 16: See our response for variance request
no. 15.
16. Variance Request No. 17: See our response for variance request
no. 15.
17. Variance Request No. 18: As stated in the County Zoning Code, a
Planned Unit Development is meant to be a mechanism to
allow for more sensitive design creativity for our communities
and as such the applicant is requesting a variety of variances to
achieve this goal of a more liveable residential community. All
of the streets within the project will be private roadways
designed by a licensed engineer with safety and functionality in
mind. In order to create a more pedestrian friendly
environment, certain variances are being requested that may
deviate from the applicable codes.
18. Variance Request No. 19: With the provision of four (4) parking
spaces on each lot, required street parking should be minimal
and as such, temporary on street parking will be allowed on the
road right of way. As is the case with many subdivisions, the
provision of sidewalks is not a guaranteed that pedestrians will
use them as is evident by how many children play in the streets.
It is the intent to design streets that can be used by both vehicles
and pedestrians. There is substantial evidence today that wider
streets encourage higher vehicular speeds and as a result, are
more unsafe for pedestrians. This was made apparent by the
workshop this yeaf in Hilo sponsored by the County of Hawaii
on "Skinny Streets" with one of the chief engineers, Mr. Terry
Bray, P.E., from Seattle explaining how that city is using
narrower streets to accommodate vehicles, bicycles, and
3of5
pedestrians. Mr. Bray commented that sidewalks may not be
necessary since people tend to play in the streets and they add
more cost to the overall development.
19. Variance Request No. 20: See our response for variance request
no. 14.
20. Variance Request No. 21: The Fire Department will continue to
be consulted through out the design process and their design
recommendations will be followed to provide fire apparatus
access. The Civil EngineP* will be consulted and he shall
determine the safe sight distance requirements.
21. Variance Request No. 22: See our response for variance request
no. 21.
22. Variance Request No. 23: A Civil Engineer will be used for the
safe design of the streets in the project. The streets within the
project will be private and as such, deviations from certain
standards are being requested.
23. Variance Request No. 24: The applicant is not requesting
variances from all of the design standards in this Article, only
the variances as outlined in the variance requests. The intent
with this variance request no. 24 is not meant to be a blanket
approval on all the design standards, only the ones that are
being applied for.
24. Variance Request No. 25: It is anticipated that the roadway
pavement width will be a minimum of twenty feet (209.
25. Variance Request No. 26: We concur that ideally pedestrians
should be kept from vehicles, but that is not how streets are
actually used. As is the case with many subdivisions, the
provision of sidewalks is not a guaranteed that pedestrians will
use them as is evident by how many children play in the streets.
It is the intent to design streets that can be used by both vehicles
and pedestrians. There is substantial evidence today that wider
streets encourage higher vehicular speeds and as a result are,
more unsafe for pedestrians. This was made apparent by the
workshop this year in Hilo sponsored by the County of Hawaii
on "Skinny Streets" with one of the chief engineers, Mr. Terry
Bray, P.E., from Seattle explaining how that city is using
narrower streets to accommodate vehicles, bicycles, and
pedestrians. Mr. Bray commented that sidewalks may not be
necessary since people tend to play in the streets and they add
more cost to the overall development.
4of5
26. Variance Request No. 27: We are aware of the use of a concrete
gutter to mitigate the erosion of the pavement along side the
curbing but due to the goal of creating a traditional
neighborhood feeling, we feel the Detail R-1 is more acceptable.
27. Variance Request No. 28: The proposed street lights will meet
the requirements of HCC Chapter 14 and the Civil Engineer will
review the street lights in regards to the AASHTO standards for
impact attenuation features if required.
28. Variance Request No. 29: The proposed street signage will meet
both national standards for breakaway design and the standards
in the "Manual on Uniform Traffic Control Devices" if required.
29. Variance Request No. 30: It is not the intent of any of the
variance request to reduce the public safety. The Civil Engineer
will be consulted and his recommendations followed in regards
to all street safety issues concerning design including sight lines.
Thank you for the comments regarding this proposed project. I am
available at your convenience to discuss any questions you may
have regarding this matter.
Sincerely,
Michael J. Riehm, A.I.A.
Riehm Owensby Planners Architects
cc: G Kuba, DPW
cc: M. Prohoroff
5of5
•1 •114
t~ fbAi
11 11
DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII
ob~~i 0~~• 25 AUPUNI STREET • HILO, HAWAII 96720
Oe xn~11.
TELEPHONE (808) 961-8660 FAX (808) 961-8657
December 23. 1997
TO: Planning Department
FROM: Milton D. Pavao. Manager
SUBJECT: CHANGE OF ZONE APPLICATION NO. 97-014
PLANNED UNIT DEVELOPMENT APPLICATION NO. 97-002
APPLICANT - MIKE J. PROHOROFF
REQUEST: RS-15 AND A-20a TO RS-10 TO DEVELOP A 34-LOT TRADITIONAL
NEIGHBORHOOD DEVELOPMENT
TAX MAP KEY 5-4-006:021 AND 036
We have reviewed the subject application for the proposed change of zone and
planned unit development and have the following comments.
Water can be made available from an existing 6-inch waterline along the Hawi-
Niulii Road fronting Parcel 36.
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 32 additional units requested in the proposed 34-unit development, the
required water commitment deposit is $4.800.00.
Remittance by the applicant of the $4,800.00 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: EXHIBIT
Water brings progreJJ...
i C
Planning Department
Page 2
December 23. 1997
a. water mains capable of delivering water at adequate pressure and
volume under peak-flow and fire-flow conditions: minimum diameter of
mains shall be 6 inches.
b. service laterals that will accommodate a 5/8-inch meter to each lot,
and
c. fire hydrants spaced not more than 600 feet apart.
Submit construction plans and design calculations prepared by a professional
engineer, registered in the State of Hawaii, for review and approval.
2. Remit the prevailing facilities charge. which is subject to change. of
$109,216.00 that is due and payable upon completion of the construction of
the water system improvements and prior to final subdivision approval being
granted.
3. Convey the water system improvements along with the necessary easements to
the Water Commission, County of Hawaii.
Should there be any questions, the applicant can contact our Water Resources and
Planning Branch at 961-8660.
Av~
Milton D. Pavao, P.E.
Manager
WA:gms
Att.
copy - (w/att.) Mr. Mike J. Prohoroff
(w/o att.) Riehm Owensby Planners and Architects
~ . a1 urq
DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAI
25 AUPUNI STREET • HILO, HAWAII 96720
0/ MI t~11.
TELEPHONE (808) 9616660 FAX (808) 961.8657
January 15, 1998
Mr. Mike J. Prohoroff
North Kohala Land Company, Inc.
P.O. Box 44333
Kawaihae. HI 96743 _
CHANGE OF ZONE APPLICATION NO. 97-002
TAX MAP KEY 5-4-006:021 AND 036
This is to acknowledge receipt of the required $4.800.00 water commitment deposit for
the proposed subdivision. We are enclosing receipt No. 175010 for your files.
In accordance with the Department's -Water Commitment Guidelines Policy.- a water
commitment for the proposed development in the amount of 19.200 gallons per day or 32
additional units of water at 600 gallons per day per unit is hereby granted until
January 31. 2001.
Should the change of zone planned unit development applications be approved, water
will be granted to the project subject to complying with the following requirements:
1. Construct necessary water system improvements, which shall include, but not be
limited to:
a. water mains capable of delivering water at adequate pressure and volume
under peak-flow and fire-flow conditions: minimum diameter of mains shall
be 6 inches.
b. service laterals that will accommodate a 5!8-inch meter to each lot. and
c. fire hydrants spaced not more than 600 feet apart and within 300 feet of
each Tot.
Submit installation plans prepared by a professional engineer, registered in
the State of Hawaii, for review and approval.
00.153
Water brings vroaro-4+
Mr. Mike J. Prohoroff
Page 2
January 15. 1998
2. Remit the prevailing facilities charge balance, which is subject to change, of
$104,326.00. This is due and payable upon completion of the installation of
the required water system improvements and prior to final subdivision approval
being granted.
For your information, the total facilities charge requirement, which is subject
to change, is $109,126.00. However, the total water commitment deposit paid to
date is $4,800.00. Water commitment deposits are credited towards the final
facilities requirement for the development. Note that the amount of water
commitment deposit may exceed the prevailing facilities charge amount. for
example, when requests for time extensions continue and are approved. Until
the development is finally completed. these are separate and unrelated items.
In the event that water commitment deposits exceed the facilities charge. no
refunds are applicable. With this understanding, the current facilities charge
balance is 8104,326.00.
3. Submit the appropriate documents, properly prepared and executed, to convey the
water system improvements and necessary easements to the Water Commission of
the County of Hawaii. A registered land surveyor shall stamp and certify the
metes and bounds description within the conveyance documents. Conveyance of
the improvements and easements is required prior to water services being
granted.
4. Comply with all other applicable policies and requirements of the Department's
Rules and Regulations. Noncompliance may be cause for voiding this water
commitment, at which time availability will be subject to change in accordance
with prevailing water system conditions, policies, and Rules and Regulations.
Should there be any questions, you can contact our Water Resources and Planning Branch
at 961-8660.
Milton D. Pavao. P.E.
Manager
WA:gms
Enc. /
copy - Planning Department {
Riehm Owensby Planners and Architects
Customer Service Sections (Hilo. Waimea. Kona. Ka'u)
( I O/ ~7ti
Wayne G. Carvalho
phen K. Yamashiro - Police Chit)
Mayor James S. Correa
riry•a. • Deputy Polio Chic/
~IIlinf~ II~ ~2lflltiii
POLICE DEPARTMENT
349 Kapiolani Street • Hilo, Hawaii %720.3998
18081935-3311 • Fax 18081 961-2702
October 3, 1997
TO JINIA GO
FROM IN, PLANNING DIRECTOR
CC2 DEPUTY POLICE CHIEF
POLICE CHIEF
SUBJECT: CHANGE OF ZONE APPLICATION (97-14)
PLANNED UNIT DEVELOPMENT APPLICATION (PUD 97-2)
APPLICANT: MIKE J. PROHOROFF
REQUEST: RS-15 AND A-20a to RS-10
TO DEVELOP A 34-LOT TRADITIONAL
NEIGHBORHOOD DEVELOPMENT
TAX MAP KEY: 5-4-06:21 & 36
Staff visited the development site and offer the following
concerns and recommendations:
1. Main entrance to oroiect: Auxiliary lanes are
recommended at its intersection with the
Hawi-Niulii Road (Akoni Pule Highway).
The driveway to the Kohala Nursery is located in
the same proximity (north side of the highway)
which is not indicated on the Traffic Movement
Diagrams or Project Presentation Drawings.
Approximately 84 acres of land are used by the
nursery, and about 40 employees use the entrance
daily, not only to travel to/from work, but to
other nursery fields. The nursery also uses
container truck tractors to transport their plants
to Kawaihae for shipping. vehicles entering and
exiting the new development will increase traffic
in the area.
EXHIBIT
ogr'Rn
f
Ms. Virginia Goldstein
Page 2
October 3, 1997
2. Sidewalks: Because the project is to be
pedestrian friendly, we recommend that the
entrance provide the safety of cement sidewalks to
define the pedestrian walkway. Sidewalks should
run the entire length of the entrance/exit until
the street tree areas.
The elementary and high school are located less
than a mile away in the westerly direction, and
children living in the planned neighborhood would
not qualify for school bus service. Therefore, it
is expected that they will use the entry/exit
areas regularly to access the school and
Kamehameha Park which is located less than a mile
away in the easterly direction.
3. Parking: We recommend that the
pedestrian-friendly street tree areas not be used
as parking for visitors. Special parking areas
should be set aside for such purposes.
4. Street Roadway: Because it is narrow, the road
should be designated 'Fire Lane,' and no parking
allowed.
5. Boundaries: (Between the new development and
existing subdivisions) Homes along the
Hawi-Niulii Road and Kynnersley Road are
owner-occupied and have not been rentals since the
1960's. Therefore, many of the rear sections of
the properties are used for storage sheds
gardens, animals, etc., which may not be
appreciated by occupants of this new development.
Perhaps, some sort of barrier should be erected to
prevent neighborhood disputes caused by visual,
olfactory, or audio unpleasantries.
6. Grading, etc.: Kohala is known for its winds,
which often result in dust problems. The
contractor should be aware of this to instigate or
prevent complaints and/or damage to existing
homes/properties.
7. Animals: If zoning permits, no livestock (bovine,
poultry, swine) should be allowed.
WGC/JD:lk
P L A N N 9 II S
ARCHITECTS
November 11, 1997
Ms. Virginia Goldstein
Planning Director
County of Hawaii Panning Dept.
25 Aupuni Street, Room 109
Hilo, Hawaii 96720-4252
Re: Comments, Mr. James S. Correa, Deputy Police Chief, dated 10/3/97
Change of Zone Application (REZ 97-14)
Planned Unit Development Application (PUD 97-2)
Applicant: Mike J. Prohoroff
Request: RS-15 and A-20a to RS-10; To Develop a 34-Lot
Traditional Neighborhood Development
Tax Map Key: 54-6: 21 and 36
Dear Ms. Goldstein:
This is to acknowledge receipt of your memorandum of October 13,
1997 regarding the comments in response to the above referenced
project from Mr. James S. Correa, Deputy Police Chief, County of
Hawaii Police Department.
Below are our responses to Police Chief Correa's comments:
1. Main Entrance To Project: A intersection traffic study has been
completed by Witcher & Associates Inc. for the project and based
on its findings, no auxiliary lanes are recommended due to the
anticipated level of service. The State Department of
Transportation also concurs that the proposed development is
not anticipated to have a significant impact on Akoni Pule
Highway.
2. Sidewalks: The applicant is willing to investigate the use of
sidewalks from the highway intersection to the street tree areas
to assist pedestrians to and from a sidewalk waiting area at the
highway intersection.
3. Parking: As documented in our application, there is more than
adequate parking for the project with a minimum of four (4)
parking spaces to be provided on each lot. Temporary visitor
lof2
P.O. BOX 300747 KAILUA-KONA HAWAII 96739(805)322-6115(10!)322-3391 FAX 11388
parking, should the additional need occur beyond the four
provided on each lot, will be allowed along the road right of
way.
4. Street Roadway: No parking will be allowed in the street
roadway. Temporary visitor parking will be allowed only in the
road right of way.
5. Boundaries: The applicant may consider some form of landscape
buffer between the new lots and the existing lots along the Hawi-
Niulii Road and Kynnersley Road should any disputes occur as
referenced in Mr. Correa's letter.
6. Grading: The applicant intents to mitigate as much as is
reasonably possible, any dust caused by construction. All grading
will be done as per the County of Hawaii's requirements.
7. Animals: it is not anticipated that any livestock will be allowed
within the project except for normal household pets.
Thank you for the comments regarding this proposed project. I am
available at your convenience to discuss any questions you may
have regarding this matter.
Sincerely,
Michael J. Riehm, A.I.A.
Riehm Owensby Planners Architects
cc: J. Correa, Police Dept.
cc: M. Prohoroff
2of2
~VV 01 y+~
Nelson N1. Tsuji
Fire Chief
Stephen K. Yamashiro
atgyor • - / Edward Bumatay
ei'+'~~/• Depury Fire Chief
(911unfv of zlfu ii
FIRE DEPARTMENT
777 Kilauea Avenue - Mall Lane - Hilo, Hawaii 967204239
(808) 961.8297 - Fax (808) 961.8296
September 18, 1997 :~3
To: Virginia Goldstein, Planning Director
From: Nelson M. Tsuji, Fire Chief
SUBJECT: CHANGE OF ZONE APPLICATION (97-14)
PLANNED UNIT DEVELOPMENT APPLICATION (PUD 97-2)
APPLICANT: MIKE J. PROHOROFF
REQUEST: RS-15 & A-20a TO RS-10
TO DEVELOP A 34-LOT TRADITIONAL NEIGHBORHOOD
DEVELOPMENT
TAX MAP KEY: 5-4-06.2 36
The Fire Department's requirements as stated in the Fire Code are:
"Fire Apparatus Access Roads
"Sec. 10.207. (a) General. Fire apparatus access roads
shall be provided and maintained in accordance with the
provisions of this section.
"(b) Where Required. Fire apparatus access roads shall be
required for every building hereafter constructed when any
portion of an exterior wall of the first story is located more
than 150 feet from fire department vehicle access as measured
by an unobstructed route around the exterior of the building.
"EXCEPTIONS: 1. When buildings are completely protected
with an approved automatic fire sprinkler system, the
provisions of this section may be modified.
112. When access roadways cannot be installed due to
topography, waterways, nonnegotiable grades or other
similar conditions, the chief may require additional fire
protection as specified in Section 10.301 (b)-
- EXHIBIT
To: Virginia Goldstein, Planning Director
Page 2
September 18, 1997
"3. When there are not more than two Group R, Division
3 or Group M Occupancies, the requirements of this
section may be modified, provided, in the opinion of the
chief, fire-fighting or rescue operations would not be
impaired.
"More than one fire apparatus road may be required when it is
determined by the chief that access by a single road may be
impaired by vehicle congestion, condition of terrain, climatic
conditions or other factors that could limit access.
"For high-piled combustible storage, see section 81.109.
"(c) Width. The unobstructed width of a fire apparatus
access road shall meet the requirements of the appropriate
county jurisdiction.
"(d) Vertical Clearance. Fire apparatus access roads shall
have an unobstructed vertical clearance of not less than 13
feet 6 inches.
"EXCEPTION: Upon approval vertical clearance may be
reduced, provided such reduction does not impair access
by fire apparatus and approved signs are installed and
maintained indicating the established vertical clearance.
"(e) Permissible Modifications. Vertical clearances or
widths required by this section may be increased when, in the
opinion of the chief, vertical clearances or widths are not
adequate to provide fire apparatus access.
'•(f) Surface. Fire apparatus access roads shall be designed
and maintained to support the imposed loads of fire apparatus
and shall be provided with a surface so as to provide all-
weather driving capabilities." (20 tons)
"(g) Turning Radius. The turning radius of a fire apparatus
access road shall be as approved by the chief." (45 feet)
"(h) Turnarounds. All dead-end fire apparatus access roads
in excess of 150 feet in length shall be provided with
approved provisions for the turning around of fire apparatus.
To: Virginia Goldstein, Planning Director
Page 3
September 18, 1997
"(i) Bridges. When a bridge is required to be used as access
under this section, it shall be constructed and maintained in
accordance with the applicable sections of•the Building Code
and using designed live loading sufficient to carry the
imposed loads of fire apparatus.
"(j) Grade. The gradient for a fire apparatus access road
shall not exceed the maximum approved by the chief." (15%)
"(k) Obstruction. The required width of any fire apparatus
access road shall not be obstructed in any manner, including
parking of vehicles. Minimum required widths and clearances
established under this section shall be maintained at all
times.
"(1) Signs. When required by the fire chief, approved signs
or other approved notices shall be provided and maintained for
fire apparatus access roads to identify such roads and
prohibit the obstruction thereof or both."
"INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY
SYSTEMS AND APPLIANCES
"Installation
"Sec. 10.301. (a) Type Required. The chief shall designate
the type and number of fire appliances to be installed and
maintained in and upon all buildings and premises in the
jurisdiction other than private dwellings. This shall be done
according to the relative severity of probable fire, including
the rapidity with which it may spread. Such appliances shall
be of a type suitable for the probable class of fire
associated with such building or premises and shall have
approval of the chief.
"(b) Special Hazards. In occupancies of an especially
hazardous nature or where special hazards exist in addition to
the normal hazard of the occupancy, or where access for fire
apparatus is unduly difficult, additional safeguards may be
required consisting of additional fire appliance units, more
than one type of appliance, or special systems suitable for
the protection of the hazard involved. Such devices or
appliances may consist of automatic fire alarm systems,
automatic sprinkler or water spray systems, standpipe and
hose, fixed or portable fire extinguishers, suitable asbestos
To: Virginia Goldstein, Planning Director
Page 4
September 18, 1997
blankets, breathing apparatus, manual or automatic covers,
carbon dioxide, foam, halogenated and dry. chemical or other
special fire-extinguishing systems. Where-such systems are
installed, they shall be in accordance with the applicable
Uniform Fire Code Standards or standards of the National Fire
Protection Association when Uniform Fire Code Standards do not
apply-
11 (c) Water Supply. An approved water supply capable of
supplying required fire flow for fire protection shall be
provided to all premises upon which buildings or portions of
buildings are hereafter constructed, in accordance with the
respective county water requirements. There shall be
provided, when required by the chief, on-site fire hydrants
and mains capable of supplying the required fire flow.
"Water supply may consist of reservoirs, pressure tanks,
elevated tanks, water mains or other fixed systems capable of
providing the required fire flow.
"The location, number and type of fire hydrants connected to
a water supply capable of delivering the required fire flow
shall be protected as set forth by the respective county water
requirements. All hydrants shall be accessible to the fire
department apparatus by roadways meeting the requirements of
Section 10.207.
"(d) Fire Hydrant Markers. When required by the chief,
hydrant locations shall be identified by the installation of
reflective markers.
"(e) Timing of Installation. When fire protection facilities
are to be installed by the developer, such facilities
including all surface access roads shall be installed and made
serviceable prior to and during the time of construction.
When alternate methods of protection, as approved by the
chief, are provided, the above may be modified or waived.
"(f) All fire alarm systems, fire hydrant systems, fire
extinguishing systems (including automatic sprinklers), Class
I, II, III (combination standpipe system) and combined
systems, basement inlet pipes, and other fire protection
systems and appurtenances thereto shall meet the approval of
the fire department as to installation and location and shall
To: Virginia Goldstein, Planning Director
Page 5
September 18, 1997
be subject to periodic tests as required herein. Plans and
specifications shall be submitted to the fire department for
review and approval prior to installation."'
is S
Fire Chief
NMT/mo
r L A N N I I S
AICH I T I CTS
November 11, 1997
Ms. Virginia Goldstein
Planning Director
County of Hawaii Panning Dept.
25 Aupuni Street, Room 109
Hilo, Hawaii 96720-4252
Re: Comments, Mr. Nelson M. Tsuji, Fire Chief, dated 9/18/97
Change of Zone Application (REZ 97-14)
Planned Unit Development Application (PUD 97-2)
Applicant: Mike J. Prohoroff
Request: RS-15 and A-20a to RS-30; To Develop a 34-Lot
Traditional Neighborhood Development
Tax Map Key: 5-4-6:21 and 36
Dear Ms. Goldstein:
This is to acknowledge receipt of your memorandum of October 13,
1997 regarding the comments in response to the above referenced
project from Mr. Nelson M. Tsuji, Fire Chief, County of Hawaii Fire
Department.
Please be informed that North Kohala Land Company, Inc., Mike J.
Prohoroff, President, intends to fully comply with the requirements
of the County Fire Department. With respect to the width of the
roadways, the applicant intends to reach a consensus with the Fire
Department in terms of adequate roadway width for fire apparatus
access.
Thank you for the comments regarding this proposed project. I am
available at your convenience to discuss any questions you may
have regarding this matter.
Sincerely,
Michael J. Riehm, A.I.A.
Riehm Owensby Planners Architects
cc: N. Tsujl. Fire Dept.
cc: M. Prohoroff
P.O.BOX390747 KAILUA-KONA HAWAII 96730(203)322.4115(800322.2291 FAX 11359
µ1N 0/ NSW
S[ephen K. Yamashiro
M pyo•
&1unfg of '(~aufuzzli
OFFICE OF HOUSING AND
COMMUNITY DEVELOPMENT
50 Wailuku Drive • Hilo, Hawaii 96721.2486
Vrrr (808) 961-8379 • FAX (80819614US
September 19, 1997
MEMORANDUM
TO: Virginia Goldstein
Planning Director
FROM: Edwin S. Taira gr.
Assistant Housing Administrator
SUBJECT: Change of Zone Application (REZ 97-14)
Planned Unit Development Application (P.U.D. 97-2)
Applicant: Mike J. Prohoroff
Request: RS-15 and A-20A to RS-10
to Develop a 34-Lot
Traditional Neighborhood Development
TMK: 3/5-4-06:21 & 36
The Office of Housing and Community Development (OHCD) offers
the following comments:
Affordable housing conditions, pursuant to current Hawaii
County Housing Agency policy, should be applicable to the
request.
Thank you for the opportunity to comment.
Enclosure
xc: Mike J. Prohoroff, President
Michael J. Riehm, ATA
G92 S4
EXHIBI7
a~.
2655d.tly a Q EQUAL HOUSING OPPORTUNMY
-M+EOLaL OPPOrtnwaty EMPLO',EN•
HAWAII COUNTY HOUSING AGENCY
Resolution No. 65'
RESOLUTION TO APPROVE AN INTERIM AFFORDABLE HOUSING
POLICY FOR THE COUNTY.
~(HEREAS, affordable housing has been and continues to be a problem
plaguing our community; and
WHEREAS, The General Plan goals to "Attain a diversity of
socio-economic housing mix throughout the different parts of the County"
and to "Ensure that housing is available to all persons regardless of
age, sex, marital status, ethnic background, and income" are becoming
increasingly difficult to achieve; and
WHEREAS, The General Plan further provides that "Large industries
which create a demand for housing shall provide employee housing based
upon a ratio to be determined by an analysis of the locality's needs"; and
WHEREAS, the County has been imposing an inclusionary housing
requirement through the rezoning process since 1974 based on the premise
that every community has an obligation to provide housing opportunities
for lower income households in a racially and economically integrated
environment; and
WHEREAS, the County also imposed an employee housing requirement
through the rezoning process since 1977 based on the premise that new
developments should be held accountable for the impacts they will be
generating in a community; and
WHEREAS, the complex nature of these requirements, the wide
variations among Welopment proposals and the numerous possibilities for
implementing the requirements have combined to raise issues of equity,
fairness and consistency in the handling of rezoning applications; and
WHEREAS, the County desires to be fair and consistent with developers
and at the same time be consistent with the General Plan; and
WHEREAS, the County is in the process of developing an impact fee
ordinance and a comprehensive financing analysis and plan for the
infrastructure requirements of the County which may dramatically alter
the present method of exacting improvements and resources through the
development review process.
NOW, THEREFORE, BE IT RESOLVED BY THE HAWAII COUNTY HOUSING AGENCY
that it adopts an interim housing policy which shall guide the
establishment and implementation of employee/affordable housing
conditions as part of the change of zone process until such time as it
may be amended by the County Housing Agency as follows:
1
1. Requests for residential rezonings will be assessed as follows:
a. 5 units or less - no requirement
b. 6-50 units - 105 requirement
c. 51-100 units - 205 requirement
d. 101-150 units 30; requirement
e. 151-200 units - 40% requirement
f. 201-250 units - 505 requirement
g, more than 251 units - 605 requirement
2. Requests for Resort rezonings will be assessed based on an
analysis of jobs generated, the resultant number of households
to be supported by those Jobs and the percentage of those
households which would require housing assistance based on
income characteristics. At this time, the assessment amounts to
42 affordable units for every 100 resort units proposed (424).
3. Requests for Industrial rezonings generating more than 100
employees will be assessed based on an analysis of jobs
generated, the resultant number of -households supported by those
jobs and the percentage of those households which would require
housing assistance based on income characteristics.
4. Satisfaction of these requirements will be accomplished through
the use of the following options which are presented in a
descending order of preference:
a. Provision of Affordable Units On-Site. The recommended
distribution o these units is at IU% of the units be
affordable to families earning less than 805 of the median
family income, 205 of the units be affordable to families
earning between 805 and 120% of the median family income
and 305 of the units be affordable to families earning
between 1204 and 1405 of the median family income.
b. Provision of Units Off-Site. Employee/affordable housing
requirements may be sa is ied with the provision of units
on a separate parcel. Units provided to satisfy an
inclusionary requirement must be situated within the same
district as the market rate units. Units provided to
satisfy an impact based requirement must be provided within
a 30 mile radius of the job site.
C. Provision of-Developable Land. Contributions of
eve opa a property may Ea-accepted to sat77'ssfy
employee/affordable housing requirements. The amount of
land required will be determined by an assessment of the
value (by appraisal) of that contribution measured against
the projected in-lieu fee value that would otherwise have
been required.
d. Provision of Infrastructure/Services. Contributions of
in rastructure services may a accep ed to satisfy
employee/affordable housing requirements. The
infrastructure/services provided must be linked to the
provision of affordable housing units. The value of the
contribution will be measured against the in-lieu fee
amount that would otherwise have been required as the basis
for allocating credit.
e. Payment of In-Lieu Fees. The payment of in-lieu fees may
be accepted to satisty employee/affordable housing
requirements. These fees are calculated by determining the
amount of subsidy required to provide housing units
affordable to our target groups. The fee, averaged for the
various target groups to be served, amounts to $10,601 per
affordable unit required in 1990 dollars. The fees will be
updated on an annual basis.
5. Implementation of these requirements may be affected by a number.-
of different factors. Consideration of the following factors
may provide additional guidance for determining the appropriate
option for satisfying the employee/affordable housing
requirement:
a. Bonus Credits. Bonus credits may be given to developers
who provi a more units in the lower price ranges than is
required through the standard 10-20-30 distribution
outlined in (4a) above. The credits will range from 3
bonus credits for every extra unit provided for families
earning less than 80% of the median income down in regular
intervals to 1.5 bonus credits for every extra unit
provided for families earning less than 110% of the median
family income.
b. Implementation Timetable. The method of satisfying the
employee/affordable housing requirement shall be approved
by the County Housing Agency prior to the issuance of Final
Plan Approval/Final Subdivision Approval, whichever is
applicable, for the project. Employee/affordable housing
units shall be developed concurrently with the market
project upon which the requirement was imposed. The
provision of land, infrastructure, services or in-lieu fees
must be made,-prior to the issuance of any building permit
for the market project upon which the requirement was
imposed.
c. Incentives to expedite the production of affordable units.
T-he County's pre-emptive, t authority, as contained ine
201E, may be utilized to expedite change of zone requests,
subdivision and plan review as well as the consideration of
reduced development standards.
d. Waiving of additional affordable housing requirements.
Ttiona ar orda a housing requirements tor orr-si e
satisfaction of existing requirements will be waived,
provided that the parcel is utilized exclusively for the
provision of affordable units. Additional market rate
units produced on the parcel will be assessed based on the
provisions outlined in (1) above.
BE IT FURTHER RESOLVED THAT the Hawaii County Housing Agency directs
the office of Housing and Community Development to implement the interim
affordable housing policy as established above until such time that an
Impact Fee Ordinance, a Comprehensive Infrastructure Financing Plan or
Piny other pertinent document is adopted that requires its modification.
This Resolution shall take effect immediately.
Dated at Hilo, Hawaii this . 2nd day of May 1990
HAWA I COUNTY tMU SING AGENCY
1 S.
airman
RR ce- i nvoman
/yItGL/fD~-
ee -
LE, Member
w
_ em er
(Do not concur)
R68ERT . Member
(Do not concHTOTur)
SP CEO $LF,' Member
(Do not concur)
STEPHEN K. YAMASHIRO, Member
I L A N N I I S
ASCH I I I CTS
November 11, 1997
Ms. Virginia Goldstein
Planning Director
County of Hawaii Panning Dept.
25 Aupuni Street, Room 109
Hilo, Hawaii 96720-4252
Re: Comments, Mr. Edwin S. Taira, Asst Housing Administrator, dated 9/19/97
Change of Zone Application (REZ 97-14)
Planned Unit Development Application (PUD 97-2)
Applicant: Mike J. Prohoroff
Request: RS-15 and A-20a to RS-10; To Develop a 34-Lot
Traditional Neighborhood Development
Tax Map Key: 5-4-6: 21 and 36
Dear Ms. Goldstein:
This is to acknowledge receipt of your memorandum of October 13,
1997 regarding the comments in response to the above referenced
project from Mr. Edwin S. Taira, Assistant Housing Administrator,
County of Hawaii, Office of Housing and Community
Development.
Please be informed that North Kohala Land Company, Inc., Mike J.
Prohoroff, President, intends to fully cooperate with OHCD and the
County in reaching a consensus on the affordable housing
requirements for the proposed project. With respect to Resolution
No. 65, we are aware that this resolution is presently under review
by the County with possible revisions in terms of its requirements.
As such, we await the outcome of this review to develop a response
regarding any potential impact on the project.
Thank you for the comments regarding this proposed project. I am
available at your convenience to discuss any questions you may
have regarding this matter.
Sincerely,
Michael J. Riehm, A.I.A. cc E Taira, OHCD
Riehm Owensby Planners Architects K: M. Prohoroff
P.O. BOX 390747 KAILUA•KONA HAWAII 06739(309)222.6115($08)322.2291 FAX 11390
3ENJA GOVERNOR ETpNO a LAWRENCE MAKE
IN J. CAR DIRECTOR OF HEALTH
iii.~.rsi,
STATE OF HAWAII
DEPARTMENT OF HEALTH
R.O. BOX 916
HILO, HAWAII 96721.0916
DATE: September 25, 1997
TO: Planning Director, County of Hawaii
FROM: District Environmental Health Program Chief
SUBJECT: Change of Zone Application (97-14)
Planned Unit Development Application (PUD 97-2)
Applicant: Mike J. Prohoroff
Request: RS-15 and A-20a to RS-10
To Develop a 34-Lot Traditional Neighborhood
Development
Tax Map Key: 5-4-06:21 & 36
The subject lots are located in a Non-Critical Wastewater
Disposal Area where cesspools are allowed under the current rules
provided 10,000 sq. ft. per cesspool is available.
Underground Injection Systems (Ph. 586-4258) which receive
wastewater or storm run-offs from the proposed development need
to address the requirements of Chipter 23, Hawaii State
Department of Health Administrative Rules, Title 11, "Underground
injection control."
The applicant should contact the Army Corps of Engineers (COE) to
identify whether a Federal permit (including a Department of Army
(DA) permit) is required for this project. A Section 401 Water
Quality Certification (WQC) is required for "Any applicant for
Federal license or permit to conduct any activity including, but
not limited to, the construction or operation of facilities,
which may result in any discharge into the navigable waters...
pursuant to Section 401(a)(1) of the Federal Water Pollution Act
(commonly known as the "Clean Water Act (CWA)").
IEXNIB 17
f! QF
_x
Planning Director
County of Hawaii
September 25, 1997
Page 2
If the project involves the following activities with discharges
into State waters, an NPDES general permit is required for each
activity:
a. Discharge of storm water runoff associated with
construction activities, including clearing, grading,
and excavation that result in the disturbance of equal
to or greater than five (5) acres of total land area;
b. Construction dewatering effluent;
C. Non-contact cooling water;
d. Hydrotesting water; and
e. Treated contaminated groundwater from underground
storage tank remedial activity.
The application for NPDES general permit coverage should be
submitted to the Director at least 30 days prior to the discharge
to State waters.
If there is any type of process wastewater discharge from the
facility into State waters, the applicant may be required to
apply for an Individual NPDES permit. The application for an
Individual NPDES permit should be submitted to the Director at
least 180 days prior to the discharge of process wastewater to
State waters.
Should you have any further questions regarding this matter,
please contact the Engineering Sectiin of the Clean Water Branch
in Honolulu at (808) 586-4309.
4/
AARON UENO
WP5I:CZA97-14.mi
r
I L A N H II I
AACH IT 8 CT9 .
November 11, 1997
Ms. Virginia Goldstein
Planning Director
County of Hawaii Panning Dept.
25 Aupuni Street, Room 109
Hilo, Hawaii 96720-4252
Re: Comments, Mr. Aaron Ueno, State of Hawaii Dept. of Health, dated 9/25/97
Change of Zone Application (REZ 97-14)
Planned Unit Development Application (PUD 97-2)
Applicant: Mike J. Prohoroff
Request: RS-15 and A-20a to RS-10; To Develop a 34-Lot
Traditional Neighborhood Development
Tax Map Key: 54-6: 21 and 36
Dear Ms. Goldstein:
This is to acknowledge receipt of your memorandum of October 13, 1997
regarding the comments in response to the above referenced project from Mr.
Aaron Ueno, State of Hawaii Department of Health.
Below are our responses to the various comments from Mr. Ueno:
1. The underground injection systems which receive wastewater or storm
run-offs will be designed to the requirements of Chapter 23, Hawaii State
Department of Health Administrative Rules, Title 11, "Underground
Injection Control."
2. Bruce Witcher, P.E., Civil Engineer, Witcher 6r Associates Inc., has
informed me that a Department of Army DA Permit or a Section 401
Water Quality Certification (WQC) is not applicable to this project and
should not be required. Mr. Witcher also indicated that a NPDES general
permit should not be required since some of the activities listed in Mr.
Ueno's letter do not apply to this project with the exception of discharge
from construction activities. There will be an "Erosion Control Plan" and
surface run-off will be contained within the project without any
anticipated discharge into State waters.
Thank you for the comments regarding this proposed project. I am available
at your convenience to discuss any questions you may have regarding this
matter.
Sincerely,
l~vl
Michael J. Riehm, A.I.A. A. Uem, DOH
Riehm Owen9by Planners Architects cc M. Prohoroff
P. 0. BOX 790747 KAILUA - KONA HA WAIL 04739 (8081322-4115 (80!)322. 3391 FAX
1 1 .'24~
Mauna Kea Soil and Water Conservation District
Box W49 - Kamuela, Hawaii 96743 - -
~
November 13, 1997
Ms. Virginia Goldstein, Director
County of Hawaii
Planning Department
25 Aupuni Street, Room 109
Hilo, Hawaii 96720-4252
Dear Ms. Goldstein:
Subject: Change of Zone Application (97-14)
Planned Unit Development Application (PUD 97-2)
Applicant: Mike J. Prohoroff
Request: RS-15 and A-20a to RS-10
To Develop a 34-Lot Development
Tax Map Key: 5-4-06:21 & 36
The Directors, at the November 6 meeting, reviewed the Planned Unit Development
application and offer the following comments.
This area is part of a small watershed that contributes to a drainageway flowing through
the several properties along the highway and through the nursery.
The applicant has determined that 24 cfs of runoff must be retained on site for the 100-
year rainfall event to meet the County Code. They feel they can accomplish this by
installing drywells, basins, and various combinations of planting practices.
It is important that the drywells installed will dissipate the anticipated flows. To assure
this percolation tests may be necessary. Also drywells should be located in areas where
the disposed runoff will not adversely affect properties below these structures.
The nearby culvert through the Akeni Pul- Highway cannot handle the present runoff
during heavy rains. Any additional runoff will only aggravate the problem.
Presently Kohala Nursery is trying to deal with the runoff flowing through their
property. The USDA Natural Resources Conservation Service is working with the
nursery on measures that would stabilize the drainageway.
I hope our comments are helpful to you. If you have further questions or comments
about this matter, please call me at 885-6602.
Sincerely,
l~_a 'el lam. t~m; l t~ J 1
Daniel K. Kaniho, Jr. EXHIBIT
Chairman
J 11302
CONSERVATION DEVELOPMENT .SELF-GOVERNMENT
w w•s
040
A RC111T 6 C T5
November 25, 1997
Ms. Virginia Goldstein
Planning Director
County of Hawaii Panning Dept.
25 Aupuni Street, Room 109
Hilo, Hawaii 96720-4252
Re: Comments, Mr. Daniel K. Kaniho, Jr., Chairman, dated 1U13197
Mauna Kea Soil and water Conservation District
Change of Zone Application (REZ 97-14)
Planned Unit Development Application (PUD 97-2)
Applicant Mike J. Prohoroff
Request: RS-15 and A-20a to RS-10; To Develop a 34-Lot
Traditional Neighborhood Development
Tax Map Key: 5-4-6: 21 and 36
Dear Ms. Goldstein:
This is to acknowledge receipt of your memorandum of November 13, 1997
regarding the comments in response to the above referenced project from Mr.
Daniel K. Kaniho, Jr., Chairman, Mauna Kea Soil and Water Conservation
District.
Please be informed that North Kohala Land Company, Inc., Mike J.
Prohoroff, President, intends to fully comply with the County of Hawaii's
requirements for drainage for the proposed project.
Bruce Witcher, P.E., who is an associate member of the board of the "Kona
Soil and Water Conservation District, is the consulting engineer who
performed the preliminary drainage study and he is well aware of the
drainage issues detailed in the correspondence from Mr. Kaniho. As the
project progresses, Mr. Witcher will develop the civil engineering drawings to
comply with all the County requirements for drainage, especially providing
that all development generated run-off be disposed of on site and shall not
directed toward adjacent properties. Mr. Kaniho's comments are well taken
and we look forward to further discussion with the Mauna Kea Soil and
Water Conservation District to insure their concerns are addressed.
Thank you for the comments regarding this proposed project. I am available
at your convenience to discuss any questions you may have regarding this
matter.
Sincerely,
Michael J. Riehm, A.I.A. D. Kwiho
Ridtm Owensby Planners Architects cc M. Prohoroff
P.O. BOX 390747 KAILUA KONA IIA wAII 96739(906)322.6113(608)322.3191 FAR 11.700
CHAPTER NINE
Figures
9-1
9.1 LIST OF FIGURES
No. 1 Project Location ......................................................................................9-3
No. 2 Aerial of the Petition Area ..................................................................9-4
No. 3 Tax Map Key ...........................................................................................9-5
No. 4 Petition Area ...........................................................................................9-6
No. 5 State Land Use District Map 9-7
No. 6 West Hawaii Regional Plan ................................................................9-8
No. 7 County General Plan .............................................................................9-9
No. 8 County Zoning .....................................................................................9-10
No. 9 North Kohala CDP 9-11
No. 10 Northwest Hawaii Open Space and CDP ........................................9-12
No. 11 Kohala CDP Hawi Kapaau Urban Design Study ...........................9-13
No. 12 Legal Description of the Petition Area Parcel 21 ...........................9-14
No. 13 Legal Description of the Petition Area Parcel 36 ...........................9-15
No. 14 Legal Description of the Petition Area Map ...................................9-16
No. 15 Contiguous Land Use .........................................................................9-17
No. 16 Public Facilities .....................................................................................9-18
No. 17 Existing Roadway System ..................................................................9-19
No. 18 Water System 9-20
No. 19 Topographic Site Plan .........................................................................9-21
No. 20 Soil Map 9-22
No. 21 Agricultural Productivity ..................................................................9-23
No. 22 Letter from Archaeologist ..................................................................9-24
No. 23 Masterplan Concept ............................................................................9-25
No. 24 Project Entrance ...................................................................................9-26
No. 25 Landscape Theme ................................................................................9-27
No. 26 Street Character ....................................................................................9-28
9-2
Fig,__e No. 1: Project Loa,--on
Traditional \ci hborh~~~?~'. D-cvelorcnen`., North KOI'ala, F Iawaii
Q K~i Oahu
aua
STATE L::~ Maul
OF HAWAII O
Petition Area
NORTH
KOHALA r
^,1 HAWAII
NAMAK
SOUTH
KONA ~T.N'Vj11
_ sou\Te Nmo
`.NpRTNY(ONA~ `1
PUMA
Is aTH
u./i
ISLAND OF HAWAII
o k1I 10N11 20 Mi
4-;
Figure Nc Aerial of the Petit: 1 Area
Traditional Neighborhood Development, North Kohala, Hacti aii
r
r
PetitIon A~ 8 wY
Fr
r, I
.
r
y
few
.r
i
/ .r
r
a• 5001 1000' Zoro'
9-4
Fig e No. 3: Tax Map K
Traditional Neighborhood Development, North Kohala, Hawaii
,L,
ff 1 l~ .a.r e~ -
r l~ 1 _~~_~I cam: _ . _ , ~ - r._ a
k~ a , ~ + i..,.
Petition Area r o
_
V '
® 0' 300 600
9-S
Fig, 2 No. 4: Petition Arc
Traditional Neighborhood Development, North Kohaia, Hawaii
J TMK 5-4.06:36
J 12,492 SF
Akoni Pule Highway
v
Petition Area
d
d
C
C
Y
TMK 5-4-06:21
9.64 Acres
a 100
N
916
Figure No : State Land Use Di; ict Map
Traditional Neighborhood Development, North Kohala, Hawaii
E .~ffpp U •o27a.1.~ lT.
V
V r
Haw'. ~;L / _ • 7.6 r5r hoar •oo~ /
SL 1.~ ~1:. r^ C/
o maica
if
yr.
i A
r ^?e rTGJ ~/J
I'd
Vim' . , I IGJ
Source Slate [And use Commission, 11.wi Quadrangle" Ch-131
9-7
K Figure No. : West Hawaii Regic it Plan
Traditional Neighborhood Development, North Kohala, Hawaii
~f SUBREGIONAL
PLANNING AREA Petition Area
O RESORT DESTINATION '
NODE
~I I I I; SUPPORT COMMUNITY
I SECONDARY SUPPORT \
_ COMMUNITY
DIVERSIFIED CROP AREA
Ka~ear Wa.m
e~ RECOMMENDED PARK AREA
® HERITAGE AREA
f
J
Source O(f n Of Sbie Planning 1989
oMI 74 Mi8 MI
9-8
Figure a. 7: County Genera' Flan
Traditional Neighborhood Development, North Kohaia, Hawaii a
a 01
5.704
Tj'
,
Ot`11._-P E N!
fir `-G;qwAV .391 ..a.
12,
I us Te or
f-••OPOa eaw ao' .
? P tit'oa Ar
MEDf1UM DENSITY C..
L FLO D F
- c
LOW DENSITY
Z av.irr . / ( /
cove
ialaM ~7T -:74 aea•Of aa. -
1n,erpM don: Matthew Crady, MCP Source: County of f lawali General Man. 1989
01 10W 2OW
9-9
Figs- . No. 8: County Zon
Traditional Neighborhood Development, North Kohala, Hawaii
RS- e
15 'o
A-20a
RS-
15 Parcel 36
RS-15
10
N- I IRIS 1 I ~I
AKONI PULE HIGHWAY
I IRI 17 1IIIII~
I K Petition 4rea
Z R i-t5
s
A-20a
Parcel 21
A-20a
R
15
Source. County of l lawa4I lawi Kapaau lone Map. Section 25-95C
0 200• app.
9-10
Fig re No. 9 Torth Kohala Comm -iity CDP
Traditional Neighborhood Development, North Koh-,a, Hawaii j
/ Petition Area
~n•,• yyy:~uu~.sss'wvv.~:uuu~....ct.~~~... EXIST'" kffis..
w arm..
~ snos~~
f~ .l 0
Source County of I lawaii. Planning rkpartmens North Kohala QN', IWN
0 Mi 1I MI 2Mi i
9-11
Figure No. 10: NC hwest Hawaii Oper -)ace and CDP
Traditional Neighborhood Development, North Koh,.a, Hawaii
LKElO ;R- 2 n.-~ r
R Rewrl r•
we,.n Dwry p / / RplRla MCN
uD
LO Lon 0.rM. • • ~ A •
KD v..v Le. D<np -~--yy•
RD POnnN + .R• u i0 C T
E..nq Wne.•rn R.n..w. n..R. . >y i -'G-` L
cc W. cw co••... x o
~j
Cw.nw<V Gew W Pn•~aY. I~ KENEN. dfC
CC
V
CCR C'" Oep .M Pnw.nlY-P•<•r.• ~qq
_ u.P w.y. a..Rw oR<Wn e C "Ok G Tn~•CUwwwlvnLb - ' C
D
r w. u•w Rn.rn ~ ~ Iq KD ~
~ u. O•
0 oe•n Lnnb ~ - 1
wn W..u u.n.q..nwR u•. • J tD - o % 1•o
OID
i~111<1*
uoz u.u. o...nen..+tw n...~. it V U 6 ro
e .vt
om
c ~
~ i o n
w/
~ I
.n..n..,.. .l .ot 0 1
y ,oea rr
VtdLL
ua
r OW
i. w.. / bap p
01
i om
n........ pp \ p \
r6c
° "c F
Source: County of I lawait, nanntng D pu nnmt, 1992
OMi 2Mi 4Mi m i
9-12
Figure No. 11:
Kohala CDP Hawi Kapaau Urban Design Study
Traditional Neighborhood Development, Forth Kohala, Hawaii
IV
AC6'
Q
_ E.istrg\ t,
1 ) ~ ~atl Proposeo 1
r
j ~ _ y 1 1 Q) Ptmoaed
sr
ilj •
(I I1
`y '-t l' 7rooosed 1l+ 1 ' f
- _t t III u
' t 1 . KaWU 000-1 r
Iii r
1~1 1
1
F1a«i UDD-1~ i1 1 I Hew-Ka w SOO Bou civy
p,a/
b~
KaaJlfu HenCat!ffi
Source: County of I lawaii, Kohala CUP, IIaw1 Kapaau Urban Design Study, 19n
0' 2500' 5000
9.13
i Figure No. 12:
Legal Description of the Petition Area, Parcel 21
Traditional Neighborhood Development, North Kohala, Hawaii
PROPOSED CHANGE OF ZONE
FROM A-20a TO RS-1o
PORTION OF GRANT 2744 TO MAKUAOLE AND HOOLANI
Land situated approximately 200 feet. Southerly of the Hawi-Niulii Road (F.A.S.P. No. 3-A (1))
at Hanaula, North Kohala, Island and County of Hawaii, Slate of Hawaii.
Being a portion of:
Grant 2744 to Makuaole and Hoolani.
Beginning at the Northwesterly corner of this parcel of land, being also the Northeasterly corner
of Lot 1 of Kynnersley Road Tract 2 (File Plan 659) and being a point on the Southerly boundary of Lot
3 of Kynnersley Road Tract 1 (File Plan 651), the coordinates of said point of beginning referred to
Government Survey Triangulation Station'PUU O NALE' being 11,995.03 feet North and 10,661.07 feet
East and running by azimuths measured clockwise from True South:
Thence, for the next six (6) courses following along the remainder of Grant 2744 to Makuaole
and Hoolani:
1 290' 34' 1,119.35 feet along Lots 3 through 18, inclusive, of
Kynnersley Road Tract 1 (File Plan 651) to a point:
2 31° 40' 72.95 feet to a point;
3. 288° 50' 150.00 feet to a point;
a 31' 40' 357.53 feel along Lot 4 to a point;
5. 116° 15' 11' 1,166.13 feet to a point;
6 195" 39' 303.46 feet along Lots 5, 4, 3. 2 and 1 of Kynnersley Road
Tract 2 (File Plan 659) to the point of beginning and
containing an area of 9.840 Acres.
WES THOMAS ASSOCIATES
CLANC~
F SURVEYOP
Chrystal Thomas Yamasaki
Licensed Professional Land Surveyor
State of Hawaii Certificate No. LS-4331
75-5749 Kalawa Street OC/A7F5
Katlua-Kona, Hawaii 96740.1817 WES 1'/IdOMAS ,t A Y SSSS
TMK: 5.4.06: 21 (3rd Division) ~a g-,1a •aiawn ~u, •pe i.t~,~,~T 1Ct'
July 16, 1997
9-14
Figure No. 13:
Legal Description of the Petition Area, Parcel 36
Traditional Neighborhood Development, North Kohala, Hawaii
PROPOSED CHANGE OF ZONE
FROM RS-15 TO RS-10
LOT 14
OF KYNNERSLEY ROAD TRACT 1 (FILE PLAN 651)
Land situated on the Southerly side of the Hawi-Niulii Road (F.A.S.P. No. 3-A (1)) at Hanaula,
North Kohala, Island and County of Hawaii. State of Hawaii.
Being a portion of:
Grant 2744 to Makuaole and Hoolani.
Beginning at the Northwesterly corner of this parcel of land, being also the Northeasterly corner
of Lot 13 of Kynnersley Road Tract 1 (File Plan 651) and being a point on the Southerly side of the
Hawi-Niulii Road (F.A.S.P. No. 3-A (1)), the coordinates of said point of beginning referred to
Government Survey Triangulation Station'PUU O NALE' being 11,906.18 feet North and 11,450.12 feet
East and running by azimuths measured clockwise from True South:
1. 290° 34' 64.39 feet along the Southerly side of the Hawi-Niulii Road
(F.A.S.P. No. 3-A (1)) to a point:
Thence, for the next three (3) courses following along the remainder of Grant 2744 to Makuaole
and Hootani:
2 20° 34' 194.00 feet along Lot 15 of Kynnersley Road Tract 1 (File
Plan 651) to a point:
3. 110° 34' 64.39 feet to a point:
4. 200° 34' 194.00 feet along Lot 13 of Kynnersley Road Tract 1 (File
Plan 651) to the point of beginning and containing
an area of 12.492 Square Feet.
_ WES THOMAS ASSOCIATES
mt 00- 7
1~~ ~ ter\ti\
V PROC~-E!D`~n~
UuD
p ~l/gVE1'OA , o Chrystal Thomas Yamasaki
ry avr Licensed Professional Land Surveyor
State of Hawaii Certificate No. LS-4331
tiq K'A X,UST
75-5749 Kalawa Street
Kailua-Kona, Hawaii 96740-1817 WES THOMAS ASSOCIATES
TMK: 5.4-06: 36 (3rd Division) ca"a
July 16, 1997 '55'.Iq 9674r IP17
9-15
Figure No. 14:
Legal Description of the Petition Area, Map
Traditional Neighborhood Development, North Kohala, Hawaii
~ r
eva..c r+.sr - - '
YV Lc-.e
:O. r. or .....[eA[e .a0 nafr r (rl[ .un ff.l
.rv r/ CMr M .Y.'. Lw. M .V.^ ~ rl'R.T-Source: Wee Thomas Av .tft
9-16
Figur. -Jo. 15: Contiguous L_.nd use
Traditional Neighborhood Developnlent, North Kollala, Hawaii
J RS-15
traditional single family
residential neighborhood 7Akoni Pule Highway
IL
0
Petition Area
V1
CC
C
Y
RS-15
traditional single family
residential neighborhood
RS-15
newer single family
residential neighborhood
A-20a
open field cleared
0 100' 200'
9-17
Fig ~fe No. 16: Public Fac__Aies
Traditional Neighborhood Development, North Kohala, Hawaii
- ~ ~ ~1.y Ibsola~
_ MITMITMa Oe.R
MtluO Mqn 6 -
E4..e+nan SC~~OGI llerw
y'
Of
y -fl / m
rP Ollp
- Petitio~ Area
/ / ram rnl.u give C n
w~ OM
r. OM
1
Source: Cowry of f lawau, Planning Deparonml North Kohala CDP, 1964
O IOW 200(Y
9-18
Figu... No. 17: Existing Roaaways
Traditional Neighborhood Development, North Kohala, Hawaii
Primary Road Secondary Road Agricultural Road
¦ ¦ i~
~ I
1
- 1 I
i
- J ? Petition Area
M 1
:A
_ L
.r
Source: County o! I lawaL Kohala CDP, I lawi Kapaau Urban Design Study, 7977
(Y 500' 1000' 1500'2000'
9-19
Fib are No. 18: Water Sy., =
Traditional Neighborhood Development, North Kohala, Hawaii
Proposed General Arrangement Plan Kohala Water Transmission System
rwel-
rw] t - t1YMTO.11p1+ rnva~c
col]arno. ]aoerow ]trs
(ee. M. u•v(
Petition Are
. rnue o -
• • ~ . / TRY~]10SIf1• IpLple
rnu] I -
N{IE.Tp• RCLl.001
~.m. m~.`~m• IM•etfi]
• yB 1 fLl. Ri]!
• rwe 0 Td. mta
rwel-
murtrt •,m
f iW]11mn. RLLr]
yp E
? IlLle 1 -
"'lll .•mvu •aam~ mretoa
atre loe. M. uo'1
naat-
u].o]a] tmm.u wa.va
~fR] IP. M. ]Iel
Y~
Source' Lend Study Bwe]u. I W
0' 5000' 10000' 15000'
9-20
Figurt No. 19: Topographic mite Plan
Traditional Neighborhood Development, North Kohala, Hawaii
Akoni Pule Highway
r
530'
1_ V \ 540'
-550'
580
\ \570' _
-560'
0' 100• 200• 300•
9-21
1'igure No. 20: Soils Map
Traditional Neighborhood Development, North Kohala, Hawaii
/R R \
ICI - KnA nE. y y:
4:
-,K
KnC
:.7 ~7 r -QV.•KnA '~c 'i. KnC • f .
KnA _ __KhE n J'1 ax Qua
RBY r. f ~ aaoaa+ _ ~ ~ - l ' ~ FRB.
.KnC_ / x r..-_
'RB
Hawi ! I Kohels ^ .3 'r - 'rz
Schools W-
aKO~n P C `J •1' - N\~ '_.•s~aaP 'i KnA
- Knc 1_' -,~f • HOnO mOk OU/ KhA R ;°Z•
v
-KhA KhA
KMA
-KhC G
KnC r
-17
/ -C'." R KnC /
l ` w`
R aC ;R9 Re
77 ASO
el, LuI
Aac J i
ASO
(l11 Aao
Aac
-aD f ~J l Aao ^11
Aao V saC ;r;l '.~.AAD
Sowce: U.S. Depanmenl of Agiavlwm, Soil Con, rvaton Service, 1473
B (m
9-22
Figure No. 21: Agricultural Productivity
Traditional Neighborhood Development, North Kohala, Hawaii
r •~lf4i
8114 i
n5?t
r ; i•=.°e'ilit''~F`-F, H II4, Wyr ,~.-3IH:
=f r
-r. 114
Havre : •.i „ 400'
tt- 1. +-T r 3 r B114i
_.0 lTr i R
V/ _ C 114 'F "7
i W.
8115, C11
4• '
81W.
7. C
-q 03 n -rii - Fs _ oQ GZ
Source: Ind Study Bweeu, 1%5
O 1000' 2OW
9-23
Figure No. 22: Letter from Arcnaeologist
Traditional Neighborhood Development, North Kohala, Hawaii
William Borrrrft. Jr.
Gasultlag Arrharning3d
P. 0. 3~., 2649 4 HI 96743
P6: 885-7262 ? FAX: 885-1694
June 2. 1997
Mr. Michael Riehm
Riehm Owensby
R. O. Box 390747
Kailua-Kona. HI 96739
Subject: Archaeological Fieldwork at Hanaula. North Kohala
Dear Mr. Riehm:
We have completed an archaeological walk-through reconnaissance survev of two parcels at
Hanaula. North Kohala, consisting of TMK (3) 5-4-06: 21 & 36. Parcel 21 is 9.833 acres in size.
and is presently being used for pasture. It has plainly been cleared of all vegetation as evidenced
by push piles of bulldozed trees. and at present is covered with ankle-high grass. Parcel 36 has
served as the roadway for access to the pasture of Parcel 21. Trees and waist-high grass are
present. although most of the parcel was inspected with little difficulty.
The walk-through reconnaissance consisted ofa complete pedestrian inspection of both parcels.
No evidence of any historical or archaeological features or sites was seen.
It is my opinion that development of the parcel may proceed without any need for an intensive
archaeological survey, as the project ,ill have no adverse impact on any historical or
archaeological remains.
If you have any questions. please do not hesitate to call me.
Sincerely yours.
William Barrera. Jr.
9-24
Figuie No. 23: Masterplan t-oncept
Traditional Neighborhood Development, North Kohala, Hawaii
Akoni Pule Highway
. . .
24 34
25 26 27 28 29 30 31 1 2 3 4 " - "
33 5
23 32
6
22 21 20 19 i
L 18 17 16 15 7
14 13 12 11 10 9
8~
o' 100' 200' 30(Y
9-25
Figure No. 24: Project Entrance
Traditional Neighborhood Development, North Kohala, Hawaii
Akoni Pule Highway
landscaped divided medium strip
I
divided lanes In and out one way
I
landscaping at edges
Iv o. 25. 50. r.
9-z6
Figu, e No. 25: Landscape i heme
Traditional Neighborhood Development, North Kohala, Hawaii
Akoni Pule Highway
project entrance
street trees
L landscaped open space '
landscaped open space J
4 ® 9 100• 200• 300
9.27
` Figure No. 26: Street Character
Traditional Neighborhood Development, North Kohala, Hawaii
Comment:
The central theme of the street design is the provision of landscaping and the use of
street trees to create a sense of spatial enclosure. The landscaping will create an
intimate spatial environment at the street that will encourage pedestrian activities
and social communication.
a I
SECTION
spatial enclosure ;
,
,
street tree
pavement
right of way
a ;pavement Ilne
'~landscapeii r o w
F~ ~streeE tree~
S1rB91
<x
..ix ~~s vx~ it
' i~yp~rc .s~ is .
~i n.: bxtg k3
rvn9~ ~ K, r.
hsq „s"`
t r:`ryxd'Z
PLAN
J
c 5' 10' 20'
9-28
Change of Zone Application
A
~'raditional
Neighborhood
Development
Fetitipner:
Noxth Kahala Land Company, Inc:;
s P O B.OXA$0.
Hawn Hazaui 96719:
Prepared By*
Riehm C~tvensliy Planners Architects.
P.O. Bux, 390747
Kailua Kona,: Hawaii ;9673
Juty T, 1997:
COUNTY OF HAWAII
PLANNING DEPARTMENT
CHANGE OF ZONE APPLICATION
(Type or legibly print the requested information)
APPLICANT: Mike J. Prohoroff
APPLICANT'S SIGNATURE: DATE: Z
ADDRESS: P.O.BOx 450
Hawi Hawaii 96719
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS:
Mike J. Prohoroff, President
PHONE:(Bus.) 808-325-8500 (Res.) 808-884-5090 (Fax) 808-325-8501
LANDOWNER(S):_North Kohala Land Company, Inc.
LANDOWNER SIGNATURE(S): DATE:
(Ma be by letter)
LANDOWNER(S) ADDRESS: P.O.BOX 450 Hawi, Hawaii 96719
REQUEST: A-20a & RS-15 TO RS-10
(Existing zoning) (Proposed Zoning)
TAX MAP KEY: 5-4-06: 36 & 5-4-06,21
STREET ADDRESS OF PROPERTY: N/A
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 12.492 SF & 9.84 ArreG
AGENT: Riehm Owensby Planners Architects
ADDRESS: P.O.BO% 390747
Kailua-Kona, HI 96739
Michael J. Riehm, A.I.A.
TELEPHONE: (Bus.) 808-322-6115 (Res.) 808-322-6115 (Fax) 808-322-3391
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Mike J. Prohoroff COPIES: Michael J. Riehm
(See Instructions on Reverse Side)
ATTACHMENT
Residential Rezoning
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
1. If your request is approved, do you intend to subdivioe
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? 10.13 ACRES
b. Into what lot sizes? Minimum 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? 11 Months
d. Do you intend to build houses on the newly created
lots? YES
If yes, please answer the fallowing questions:
On how many of those lots? 34
At what approximate price range? House
Lots
House & Lot Combined Start At Total $180,000
Approximately how long, after approval of
the subdivision, would the first house be
available for occupancy? 12 Months
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,
cc you intend to:
a. Sell or lease the land to someone who has 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 elaborate
on the kind of plans the other party has. Please, also,
include in your answer approximately how soon after
approval of your rezoning do you expect to transfer the
subject land to another party.
3. Do you think that your request and your further plans
for the land will alleviate the local housing situation? YES
How?
Presently there are few projects developed to provide
housing for the "Gap Group" segment of our population
those whose income is too high to qualify for affordable
housing but not enough to buy a market priced home in
Hawaii. This project will address this need.
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 subject land currently being used for any
agricultural activitity? YES
If so, please list the kinds of products grown and on
how many square feet or acres of land per product.
Occasional cattle grazing
6. To your knowledge, has there been any flooding and/or
drainage problem on the subject 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
y 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. Public Utilities X
i. Other
For those checked ,yes,,, please elaborate what type or kinds of
improvements and/or assistance are needed.
Schools - Need to be serviced by the local Public Schools
Police Protection - Need to be serviced by the Hawaii County
Police Department
Recreational Facilities - Residents will use local available
parks and other local amenities
Public Utilities - Hook up to existing electrical, telephone,
and water
Fire Protection - Need to be serviced by the Hawaii County Fire D partment
Signature:
Address: P.O.BOX 450 Hawi, HI 96719
Telephone: 808-325-85000
Date: z f z
t
-4-
6337A/50A
P.D. 5/84
TABLE OF CONTENTS
Chapter Page No.
1.0 INTRODUCTION
1.1 Introduction ..................................................................................1-2
1.2 Definition of Terms ....................................................................1-2
1.3 Development Summary ............................................................1-2
2.0 DESCRIPTION OF PROPOSED PROJECT
2.1 Project Description ......................................................................2-2
2.2 Statement of Objectives ..............................................................2-2
2.3 Reason for the Request ...............................................................2-2
3.0 RELATIONSHIP OF THE PROPOSED PROJECT TO EXISTING
PUBLIC PLANS, POLICIES, AND CONTROLS
3.1 State
3.1.1 Hawaii State Plan and Functional Plans ....................3-2
3.1.2 State Land Use Law .........................................................3-2
3.1.3 West Hawaii Regional Plan ..........................................3-2
3.2 County
3.2.1 County General Plan .......................................................3-3
3.2.3 County Zoning .................................................................3-6
3.2.4 North Kohala Community Development Plan 3-6
3.2.5 Northwest Hawaii Open Space and CDP ....................3-6
3.2.6 Kohala CDP Hawi Kapaau Urban Design Study 3-7
4.0 EXISTING CONDITIONS
4.1 Project Location ............................................................................4-2
4.2 Legal Description Petition Area ................................................4-2
4.3 Classification /Zoning .................................................................4-2
4.4 Property Owners 300 Feet ...........................................................4-2
4.5 Regional Setting and Land Use ................................................4-9
4.6 Contiguous Land Use .................................................................4-9
4.7 Population ...................................................................................4-10
4.8 Housing .......................................................................................4-10
TC-1
Chapter Page No.
4.9 Economy ......................................................................................4-I1
4.10 Local Amenities and Services .................................................4-11
4.11 Transportation ...........................................................................4-12
4.11.1 Roadway System ............................................................4-12
4.11.2 Harbors .............................................................................4-12
4.11.3 Airports ............................................................................4-12
4.12 Existing Utility Service .............................................................4-13
4.12.1 Water ................................................................................4-13
4.12.2 Sewer ................................................................................4-13
4.12.3 Electrical ...........................................................................4-13
4.12.4 Telephone and CATV ..................................................4-14
4.13 Topography .................................................................................4-14
4.14 Views ............................................................................................4-14
4.15 Physical Features ........................................................................4-14
4.16 Soil Types ....................................................................................4-15
4.17 Soil Productivity ........................................................................4-15
4.18 Flora and Fauna .........................................................................4-15
4.19 Climate .........................................................................................4-I5
4.20 Drainage .......................................................................................4-16
4.21 Lava Zone ....................................................................................4-16
4.22 Seismic Zone ..............................................................................4-17
4.23 Archaeological Survey .............................................................4-17
5.0 DESCRIPTION OF THE PROPOSED DEVELOPMENT
5.1 Masterplan Concept ....................................................................5-2
5.2 P.U.D. Versus Typical Subdivision Layout ............................5-4
5.3 Density and Lot Size ....................................................................5-5
5.4 Vehicular Circulation .................................................................5-5
5.5 Pedestrian Circulation ................................................................5-6
5.6 Landscape Theme ........................................................................5-6
5.7 Off Site Utilities ............................................................................5-7
5.7.1 Water ..................................................................................5-7
5.7.2 Sewer ..................................................................................5-7
5.7.3 Electrical .............................................................................5-8
5.7.4 Telephone and CATV ....................................................5-8
5.8 On Site Utilities ............................................................................5-8
5.9 Mail, Rubbish, and Emergency Vehicle Service ...................5-9
5.10 Parking ...........................................................................................5-9
TC-2
Chapter Page No.
5.11 Physical Design Elements of the Masterplan .........................5-9
5.11.1 Project Entrance ...............................................................5-9
5.11.2 Street Character ................................................................5-9
5.11.3 Mail Kiosk .........................................................................5-9
5.11.4 Housing Design ..............................................................5-10
5.12 Projected Sales Price of Model Homes ..................................5-10
5.13 CC&Rs ..........................................................................................510
5.14 Need for the Project ..................................................................5-12
5.15 Benefits to the Community .....................................................5-12
5.16 Sustained Desirability and Stability Issues ...........................5-13
5.17 Relationship to Surrounding Development .......................5-13
5.18 Intensity of Land Utilization ...................................................5-13
5.19 Traffic Impact 5-14
6.0 PROJECTTIME SCHEDULE
6.1 Project Time Schedule ................................................................6-2
7.0 PROJECT STATISTICS
7.1 Project Statistical Information ..................................................7-2
8.0 REFERENCES
8.1 References .....................................................................................8-2
9.0 FIGURES
9.1 List of Figures ............................................................................9-2
No. 1 Project Location .........................................................................9-3
No. 2 Aerial of the Petition Area .....................................................9-4
No. 3 Tax Map Key ..............................................................................9-5
No. 4 Petition Area ..............................................................................9-6
No. 5 State Land Use District Map ...................................................9-7
No. 6 West Hawaii Regional Plan ...................................................9-8
No. 7 County General Plan ................................................................9-9
No. 8 County Zoning ........................................................................9-10
No. 9 North Kohala CDP .................................................................9-11
No. 10 Northwest Hawaii Open Space and CDP ...........................9-12
No. 11 Kohala CDP Hawi Kapaau Urban Design Study ..............9-13
TC-3
Chapter Page No.
No. 12 Legal Description of the Petition Area Parcel 21 ..............9-14
No. 13 Legal Description of the Petition Area Parcel 36 ..............9-15
No. 14 Legal Description of the Petition Area Map ......................9-16
No. 15 Contiguous Land Use ............................................................9-17
No. 16 Public Facilities ........................................................................9-18
No. 17 Existing Roadway System .....................................................9-19
No. 18 Water System ..........................................................................9-20
No. 19 Topographic Site Plan ............................................................9-21
No. 20 Soil Types .................................................................................9-22
No. 21 Agricultural Productivity .....................................................9-23
No. 22 Letter from Archaeologist .....................................................9-24
No. 23 Masterplan Concept ...............................................................9-25
No. 24 Project Entrance ......................................................................9-26
No. 25 Landscape Theme ...................................................................9-27
No. 26 Street Character .......................................................................9-28
10.0 APPENDICES
Appendix "A" - Preliminary Evaluation Drainage Study 10-2
Appendix "B" - Intersection Traffic Study .......................................10-3
11.0 PROJECT PRESENTATION DRAWINGS
Site Plan Metes and Bounds ..............................................................A 1.1
Site Plan Topographic .........................................................................A 1.2
Site Plan .................................................................................................A 1.3
Site Plan Lots Only ..............................................................................A 1.4
Site Plan Open Spaces .........................................................................A 1.5
Section/Site Plan Street Character ...................................................A 1.6
TC-4
CHAPTER ONE
Introduction
1.1 INTRODUCTION See Figure No. 23, Page 9-25
The Petitioner seeks to develop the Petition Area into a "Traditional
Neighborhood Development" consisting of 34 single family residential
lots and house packages.
The Petition Area is located in the district of North Kohala about midway
between the towns of Hawi and Kapaau, approximately 1,000 feet east of
the intersection of Kynnersley Road and the Akoni Pule Highway and is
accessed by the Akoni Pule Highway, which is located on the north side of
the site.
1.2 DEFINITION OF TERMS See Figure No. 4, Page 9-6
Petition Area: The Petition Area is composed of two contiguous parcels,
T.M.K. 5-4-06:21 & 36 which are rectangular in shape. Parcel 21 is 9.84 acres
in size and Parcel 36 is 12,492 square feet in size.
Petitioner. The Petitioner is North Kohala Land Company, Inc., Mike J.
Prohoroff, President. The Petitioner's address is P.O. Box 450, Hawi,
Hawaii 96719.
Petitioner's Request: The Petitioner request the County of Hawaii
approve the Change of Zone Application for RS 10 Single Family
Residential and approve the application for a Planned Unit Development
for the Petition Area, T.M.K. 5-4-06:21 & 36.
1.3 DEVELOPMENT SUMMARY
Petitioner Landowner: North Kohala Land Company, Inc.
Mike J. Prohoroff, President
P.O. Box 450
Hawi, Hawaii 96719
Telephone: 325-8500
Fax: 325-8501
Planners Architects: Riehm Owensby Planners Architects
Michael J. Riehm, Partner
P.O. Box 390747
Kailua-Kona, Hawaii 96739
Telephone: 322-6115
Fax: 322-3391
]-2
Petition Area: 9.84 acres and 12,492 square feet
Project Location: Hanaula, North Kohala
Island of Hawaii
Tax Key Map: Zone 5, Section 4, Plat 06, Parcel 21 & 36
State Land Use District: Urban
County General Plan: Low Density Residential 90%
Medium Density Residential 10%
County Zoning: Agriculture A-20a (Parcel 21)
Residential RS-15 (Parcel 36)
Existing Use: The project site is not in use and has been
previously cleared of all vegetation and is at
present, covered with ankle high grass.
Proposed Use: A 34 lot, single family residential, traditional
neighborhood development.
Proposed Action: The Petitioner request the County of Hawaii
approve the Change of Zone Application for RS
10, Single Family Residential.
t-3
CHAPTER TWO
Description of Proposed Project
2-1
2.1 PROJECT DESCRIPTION
The project is designed to address the needs and lifestyle of both local
residents and off island buyers who want to live in a planned community
that promotes social interaction, encourages outdoor activities, and is
pedestrian oriented. The project will consist of 34 single family residences,
landscaped common open spaces, with a streetscape designed to develop a
traditional neighborhood character. Emphasis is placed on the design of
the streets to provide a safe setting for pedestrians and to mitigate the
speed of the automobile.
2.2 STATEMENT OF OBJECTIVES
• Provide a traditional neighborhood environment that encourages a
"Sense of Community" and promotes social interaction.
• Provide housing at a reasonable cost for the "Gap Group" segment of
our local residents and off island buyers - those whose income is too
high to qualify for affordable housing but not enough to buy the
market priced home in Hawaii.
• Provide a safe, pedestrian oriented environment.
• Develop a masterplan that fits harmoniously into the local context
with housing design that respects the local building vernacular and
landscaping that blends with the natural environment.
• Develop energy efficient housing design that provides for a
comfortable living environment through the use of "passive solar
devices".
2.3 REASON FOR THE REQUEST
Provide local residents and off island buyers with housing at a moderate
cost and in a planned, pedestrian oriented, residential community that
better addresses their needs and lifestyle than is possible utilizing a typical
subdivision layout.
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CHAPTER THREE
Relationship of the Proposed Project to
Existing Public Plans, Policies, and Controls
3-]
3.1 STATE
3.1.1 HAWAII STATE PLAN AND FUNCTIONAL PLANS
The Hawaii State Plan represents public consensus regarding expectations
for Hawaii's future. The plan establishes a set of broad goals, objectives
and policies which serve as long range guidelines for the growth and
development of the State. It mandates the preparation of twelve
functional plans that translate the goals of the State Plan into more
detailed proposals in such areas as agriculture, conservation, recreations,
transportation, and water resources.
A review of the overall themes, goals, objectives, policies, and priority
guidelines of the revised State Plan was made to determine the
consistency of the proposed development with the plan. The analysis
indicates that the proposed development is in conformance with the State
Plan.
A review of the overall objectives, policies, and implementing actions of
the twelve functional plans was made to determine the consistency of the
proposed development with the plans. The analysis indicates that the
proposed development is generally in conformance with the State
Functional Plans.
3.1.2 STATE LAND USE LAW See Figure No. 5, Page 9-7
All lands within the State have been classified into one of four land use
districts, Urban, Rural, Agricultural, and Conservation by the State Land
Use Commission. Both parcels in the Petition Area lie within the State
Urban District. Development of the Petition Area into a residential
community would not be inconsistent with the State Land Use Law for an
Urban District.
3.1.3 WEST HAWAII REGIONAL PLAN See Figure No. 6, Page 9-8
The West Hawaii Regional Plan "addresses critical topical issues which
require State attention in order to most effectively meet the region's
present and emerging needs." The plan is intended to complement the
County of Hawaii's General Plan and Community Development Plans.
While the West Hawaii Regional Plan designates the area surrounding
the Petition Area as a "secondary support area" and a "diversified crop
area", the General Plan designates the Petition Area as Low and Medium
Density. The proposed use of single family residential would be in
3-2
compliance with the West Hawaii Regional Plan's provision to
complement the County General Plan.
3.2 COUNTY
3.2.1 COUNTY GENERAL PLAN See Figure No. 7, Page 9-9
The Petition Area's conformance with the County of Hawaii General
Plan's "Goals, Policies, and Standards" is as summarized below:
• Economic
There will be both short term and long term economic benefits to the
County of Hawaii. With an estimated project cost of approximately 7 to 8
million dollars, there will be immediate short term benefits with
employment for the construction, real estate and other related industries
which are in critical need of work due to the ongoing economic recession
in Hawaii. Long term benefits would be in the form of increased tax
revenues and a continued influx of revenues for local businesses due to
the additional residents living in the development.
• Energy
By promoting new development close to existing town cores, vehicle
miles traveled (VMT) to services and amenities can be reduced resulting
in less fuel consumption. The close proximity of the Petition Area to
Hawi Kapaau should result in a significant reduction of VMT as opposed
to development that occurs in our more lying rural areas.
The housing design will incorporate the use of roof overhangs and
windows properly placed to provide adequate cross ventilation. These
design elements should mitigate the need for air conditioning, resulting
in less energy consumption. Solar hot water heaters are offered as an
option to the home buyer.
• Environmental Quality
Due to the Petition Area's close proximity to Hawi and Kapaau, reduced
driving distances to basic services will result in less air pollution from
automobile traffic.
• Flood Control and Drainage
Drainage from the project will be controlled on site through a series of
drywells located in the roadway infrastructure. This approach is
consistent with the General Plan's Policy "all development generated
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runoff shall be disposed of in a manner acceptable to the Department of
Public Works".
• Historic Sites
William Barrera, Jr., consulting archaeologist, was contracted to perform
an archaeological walk through reconnaissance survey for the Petition
Area. The walk through reconnaissance consisted of a complete
pedestrian inspection of both parcels. Due to no evidence being seen of
any historical or archaeological features or sites, the consulting
archaeologist is of the opinion that development of the parcels may
proceed without any need for an intensive archaeological survey.
• Natural Beauty
Every effort is being taken to enhance the project's appearance in the
natural environment through the use of landscaping. This is
accomplished through the use of a cohesive and unified landscape design.
All utilities will be placed underground minimizing their impact on the
natural environment.
• Natural Resources and Shoreline
The Petition Area, in an already urbanized area, has less impact on our
natural resources versus a development in outlying rural areas requiring
rezoning and the consumption of more agricultural land and natural
landscape. By developing in already urbanized areas, suburban sprawl is
mitigated in our undeveloped areas and more of the natural
environment can be preserved by this approach.
• Housing
The masterplan concept addresses the following four goals for housing
under the County General Plan; "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 choices, and develop
better places to live in Hawaii County by creating viable communities
with decent housing and suitable living environments for our people".
The masterplan concept provides a higher quality, residential
environment than is normally found in our standard subdivision
communities. Through the use of a Planned Unit Development, we can
provide common area open spaces, design streets for pedestrians and
provide a more livable community than what would be possible if the
project were designed utilizing a typical subdivision layout.
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• Public Facilities
Non Applicable
• Public Utilities
The project is consistent with the General Plan's Policies to "encourage
the clustering of developments in order to reduce the cost of providing
utilities, encourage underground telephone lines where they are
economically and technically feasible, and to encourage developers of
new urban areas to place utilities underground". Since the project is
located in an already developed area currently serviced with some utility
infrastructure, less of a demand is placed on our current infrastructure as
compared to development that occurs further away from existing town
cores. The development will have all underground utilities, minimizing
their visual impact on the community.
• Recreation
The project is consistent with the General Plan's Policy to "review and, if
appropriate, revise its ordinance requiring subdivisions to provide land
area for park and recreational use or pay a fee in lieu thereof". A passive
park feature in the form of common area open space is provided within
the development to promote a sense of community and allow for social
interaction. This will reduce the strain on our existing park system by
having these amenities available to the residents.
• Transportation
Not Applicable
• Land Use
The Petition Area is consistent with the urban form established for this
section of the North Kohala District as depicted on the LUPAG map. The
Petition Area is designated as both low and medium density. Low density
is defined as single family residential in character, ancillary community
and public uses, and convenience type commercial uses. Medium density
is defined as village and neighborhood commercial and residential and
related functions with commercial permitted up to three stories and
residential permitted up to 35 units per acre. The Petitioner's request to
establish 34 single family homes with a land use intensity of RS 10 would
conform to the above guidelines.
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3.2.3 COUNTY ZONING See Figure No. S, Page 9-10
The Petition Area is currently zoned Agriculture A-20a for parcel 21 and
Residential RS-15 for parcel 36. The Petitioner is requesting a change of
zone for RS 10 for both parcels and will concurrently submit an
Application for a Planned Unit Development designation.
3.2.4 NORTH KOHALA CDP See Figure No. 9, Page 9-11
The project is consistent with the North Kohala Community
Development Plan's recommendations for housing as detailed below:
CDP Recommendations
• "Future housing development in North Kohala shall be encouraged
to provide for a mix of housing products in order to serve a broad
range of the regional market."
• "Encourage the development of additional residential property
around the existing towns of Hawi and Kynnersley/Kapaau, at a
maximum density of four units per acre."
3.2.5 NORTHWEST HAWAII See Figure No. 10, Page 9-12
OPEN SPACE AND CDP
As stated in the Northwest Hawaii Open Space and CDP concerning
future growth around existing rural towns and villages, "Some growth
and development within and around these communities is probably
inevitable and desirable. However, it is important that this growth be
thoughtfully sited, sensitively designed and phased as to minimize
negative physical, environmental, and social impacts."
Every effort is being made in the design of the project to harmoniously
integrate the development into the local rural context. Through the use
of a planned unit development, the project design incorporates many of
the key physical features found in our older residential communities.
These features such as the reduced width of road right of ways, the
landscaped open spaces, and housing design that reflects the local
vernacular will contribute to this development being a sensitive addition
to the community.
3-6
3.2.6 KOHALA CDP HAWI KAPAAU
URBAN DESIGN STUDY See Figure No. 11, Page 9-13
The design intent of the project is consistent with a variety of issues
addressed in the Hawi Kapaau Urban Design Study especially one of its
main goals identified as "Character - To retain the existing plantation
village atmosphere." The design for this new development was partly
inspired by the rural character of Hawaii's older and more traditional
neighborhoods. The design seeks to emulate in may ways some of the
characteristics of these older communities in order to develop a more
liveable environment and distinctive sense of place.
3-7
CHAPTER FOUR
Existing Conditions
4-1
4.1 PROJECT LOCATION See Figure No. 1, Page 9-3
See Figure No. 2, Page 9-4
See Figure No. 3, Page 9-5
The Petition Area is located in the district of North Kohala about midway
between the towns of Hawi and Kapaau, and is accessed by the Akoni Pule
Highway, which is the road linking North Kohala communities to the
southern portion of the island. Tax map key 5-4-06:21, consisting of 9.84
acres is rectangular, running in an east west direction. Tax map key 5-4-
06:36, comprised of 12,492 square feet, is rectangular in shape and connects
parcel 21 to the Akoni Pule Highway. Property to the north, east, and west
is owned by individual residents residing in areas zoned RS-15. Chalon
International owns the land immediately south of the Petition Area.
4.2 LEGAL DESCRIPTION
PETITION AREA See Figure No. 12, Page 9-14
See Figure No. 13, Page 9-15
See Figure No. 14, Page 9-16
4.3 CLASSIFICATION /ZONING See Figure No. 5, Page 9-7
See Figure No. 7, Page 9-9
See Figure No. 8, Page 9-10
The State Land Use Classification is "Urban", the County of Hawaii
General Plan Land Use Designation is "Low Density Residential
90%/Medium Density 10%", and the County of Hawaii Zoning is
Agriculture A-20a (Parcel 21) and Residential RS-15, (Parcel 36) for the
Petition Area.
4.4 PROPERTY OWNERS 300 FEET
Below is the listing of the surrounding property owners located within
300 feet of the Petition Area:
To The North: North Side of Akoni Pule Highway
TMK 5-4-06: 6 Scott J. Stockdale
489 Cambridge Drive
Arcadia, California 91007
TMK 5-4-06: 10 Rose R. Rosimo Trust
P.O. Box 1094
Kapaau, Hawaii 96755
4-2
TMK 5-4-06: 11 Hisao Kinoshita Living Trust
P.O. Box 7
Kapaau, Hawaii 96755
TMK 5-4-06:13 Shigeru and Toshiko Kato
P.O. Box 234
Kapaau, Hawaii 96755
TMK 5-4-06: 41 Ernest Sr. and Doreen Paro
P.O. Box 151
Kapaau, Hawaii 96755
TMK 5-4-06:42 Ichiro Ito
P.O. Box 566
Kapaau, Hawaii 96755
TMK 5-4-06: 43 Claude G. Caravalho, Jr.
P.O. Box 103
Kapaau, Hawaii 96755
TMK 5-4-06: 44 Robert V. and Mary C. Moniz
P.O. Box 281
Kapaau, Hawaii 96755
TMK 5-4-06: 45 Seki Kimura
P.O. Box 4354
Hilo, Hawaii 96720
TMK 5-4-06: 46 Robert H. Shiraishi
2259 Hulali Place
Honolulu, Hawaii 96819
TMK 5-4-06:47 Carmelo R. Ventura
P.O. Box 246 S
Hawi, Hawaii 96719
TMK 5-4-06: 49 Thomas Kaiawe
P.O. Box 748
Kapaau, Hawaii 96755
TMK 5-4-06: 50 Clifford Hayashi
1560 S.E. Liberty Avenue
Gresham, Oregon 97080
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TMK 5-4-06: 51 Douglas T. K. Lai Trust
P.O. Box 495
Kapaau, Hawaii 96755
TMK 5-4-06: 52 Hideo Naito Residuary Trust
P.O. Box 188
Kapaau, Hawaii 96755
TMK 5-4-06:55 Herbert T. and Leslie L. Naito
P.O. Box 188
Kapaau, Hawaii 96755
To The North: South Side of Akoni Pule Highway
TMK 5-4-06:14 Harvey H. Kawasaki
P.O. Box 116
Kapaau, Hawaii 96755
TMK 5-4-06: 23 Patrick K. Siu
P.O. Box 160
Kapaau, Hawaii 96755
TMK 5-4-06: 24 Clara S. Takata Trust
P.O. Box 159
Hawi, Hawaii 96719
TMK 5-4-06: 25 Jeannette Hensel Trust
P.O. Box 118
Kapaau, Hawaii 96755
TMK 5-4-06: 26 Jeannette L. Hensel Rev Living Trust
P.O. Box 118
Kapaau, Hawaii 96755
TMK 5-4-06: 27 Hatsue I. Kondo
P.O. Box 181
Kapaau, Hawaii 96755
TMK 5-4-06: 28 Ichiro Ito
P.O. Box 566
Kapaau, Hawaii 96755
4-4
TT-AK 5-4-06: 29 Charles N. and Alison K. Kita
P.O. Box 94
Kapaau, Hawaii 96755
TMK 5-4-06: 30 Yoshimitsu Goya
P.O. Box 906
Kapaau, Hawaii 96755
TMK 5-4-06: 31 Shigeji and Mieko M. Kawasaki
1040 Awa Street
Hilo, Hawaii 96720
TMK 5-4-06: 32 Frances R. Dulan Trust
P.O. Box 794
Kapaau, Hawaii 96755
TMK 5-4-06: 33 Ernest T. Tanaka
P.O. Box 526
Kapaau, Hawaii 96755
TMK 5-4-06: 34 Bacilio Baculpo
P.O. Box 62
Hawi, Hawaii 96719
TMK 5-4-06: 35 Martin J. and Martha M. Saxton
P.O. Box 459
Kapaau, Hawaii 96755
TMK 5-4-06: 37 Shingi and Akiko O. Maeda
2148 W. Rosemont
Chicago, Illinois 60659
TMK 5-4-06: 38 Scott H. Asai and Nobu Sakata
P.O. Box 147
Kapaau, Hawaii 96755
TMK 5-4-06: 39 James J. Sagucio
P.O. Box 34
Kapaau, Hawaii 96755
TMK 5-4-06:40 Alfonso and Haruko Mitchell Trust
P.O. Box 904
Kapaau, Hawaii 96755
4-5
To The North South Side of Akoni Pule Highway
TMK 5-4-09: 2 Kohala Nursery Inc.
P.O. Box 69
Kapaau, Hawaii 96755
TMK 5-4-09: 3 Kohala Nursery Inc.
P.O. Box 69
Kapaau, Hawaii 96755
To The South
TMK 5-4-03: 2
Chalon International of Hawaii Inc.
P.O. Box 249
Hawi, Hawaii 96719
To The East
TMK 54-06: 1 Aadvark Properties Inc.
528 N. Yellowstone
Livingston, Montana 59047
TMK 54-06: 3 Rae S. Watanabe Trust
138 Likeke Street
Hilo, Hawaii 96720
TMK 5-4-06:15 Jon V. and Dixie J. Adams
P.O. Box 307
Kapaau, Hawaii 96755
TMK 5-4-06:16 Tamotsu Kitagawa
P.O. Box 69
Kapaau, Hawaii 96755
TMK 5-4-06: 57 Lew and Sandra Hodgson
P.O. Box 1252
Kapaau, Hawaii 96755
TMK 5-4-06: 58 Rosalie K. Makua'ole
P.O. Box 1615
Kapaau, Hawaii 96755
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TMK 5-4-06: 59 Aadvark Properties Inc.
P.O. Box 1444
Kapaau, Hawaii 96755
TMK 5-4-06: 60 Margaret L. Frohmader
P.O. Box 1235
Kapaau, Hawaii 96755
TMK 5-4-06: 61 Roy and Bonnie Carley
P.O. Box 99
Hawi, Hawaii 96719
TMK 5-4-06: 62 Douglas K. Hinkle
P.O. Box 1683
Buena Vista, Colorado 81211
TMK 5-4-06: 63 Aardvark Properties Inc.
P.O. Box 1444
Kapaau, Hawaii 96755
TMK 5-4-06: 64 Shojiro and Ayako N. Uehana
P.O. Box 272
Kapaau, Hawaii 96755
TMK 5-4-06: 65 Robert L. Manoske
P.O. Box 1372
Kapaau, Hawaii 96755
To The West East Side of Kynnersley Road
TMK 5-4-11: 1 Lawrence J. Ortlieb
P.O. Box 127
Kapaau, Hawaii 96755
TMK 5-4-11: 2 Shigeru and Jane Oshita Trust
P.O. Box 933
Kapaau, Hawaii 96755
TMK 5-4-11: 3 Kazutoshi Matsumoto
P.O. Box 282
Kapaau, Hawaii 96755
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i
TMK 5-4-11: 4 Peter J. Pomeranze
P.O. Box 842
Kapaau, Hawaii 96755
TMK 5-4-I1: 5 Matsue M. Maeda Trust
P.O. Box 444
Kapaau, Hawaii 96755
TMK 5-4-11: 6 Harue Kinoshita trust
P.O. Box 417
Kapaau, Hawaii 96755
TMK 5-4-11: 7 Altemio C. Feliciano
P.O. Box 1328
Kapaau, Hawaii 96755
TMK 5-4-11: 8 Evaristo Jaseldo
P.O. Box 284
Kapaau, Hawaii 96755
TMK 5-4-11: 9 Frank Rivera Caravalho
P.O. Box 802
Kapaau, Hawaii 96755
To The West West Side of Kynnersley Road
TMK 5-4-11:122 Francisco Abad
P.O. Box 862
Kapaau, Hawaii 96755
TMK 5-4-11: 123 William and Violet Caravalho Trust
P.O. Box 62
Kapaau, Hawaii 96755
TMK 5-4-11: 124 Christalino Emeliano
P.O. Box 215
Kapaau, Hawaii 96755
TMK 5-4-11:125 Joseph S. Caravalho
P.O. Box 382
Kapaau, Hawaii 96755
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fi
TMK 5-4-11:126 John and Louisa C. Fuellas
P.O. Box 882
Kapaau, Hawaii 96755
TMK 5-4-11:127 Avory L. K. Acob
P.O. Box 316
Kapaau, Hawaii 96755
To The West West Side of Kynnersley Road
TMK 5-4-07: 1 Mae Ling Ah Yuen
2323 Rose Street
Honolulu, Hawaii 96819
TMK 5-4-07:2 Joni J. Metzler
P.O. Box 33
Hawi, Hawaii 96719
4.5 REGIONAL SETTING & LAND USE
The Petition Area is located in the district of North Kohala on the north
side of the Island of Hawaii, approximately midway between the towns of
Hawi and Kapaau. The district of North Kohala includes both coastal and
inland areas from Kai'opae Point to the west, Upolu Point to the north,
and Pau'ekolu Point to the east. The district contains a variety of urban
settlements in the form of towns, villages, settlements, and residential
subdivisions. Hawi is the principal town on the northern side of the
district and is a fine example of indigenous traditional architecture. Other
important towns include Kapaau, Halaula, and Niulii.
Land use for the district of North Kohala, with the exception of parts of
Hawi, Kapaau, Halaula, Makapala, Halawa, and Niulii, is primarily
agricultural with the major agricultural products being cattle, nursery
products, and macadamia nuts.
4.6 CONTIGUOUS LAND USE See Figure No. 15, Page 9-17
The Petition Area is bounded on the north, east, and west by existing
residential developments within the SLU Urban District and with RS 15
zoning by the County. Lands to the south are within the SLU Agricultural
District and with A-20a zoning by the County.
4-9
l
4.7 POPULATION
Population in North Kohala has grown at varying rates in the last fifteen
years. From 1980 to 1990, North Kohala experienced a 32.1% increase in
resident population and for 1990 to 1995 a 12.5 % increase. Population
projections from 1990 to 2005 are expected to increase by 2,700
representing an increase of 63%. The resort related development in South
Kohala has contributed somewhat to this increase in population since
part of the worker population for the resorts live in North Kohala.
Factors that will influence the population growth in this district are
national and international investment trends, state and county land use
policies, employment opportunities, affordability of housing, and the cost
and quality of physical and social infrastructure systems. Looking ahead to
the next 10 to 20 years of growth and change, it can be generally said that
population growth will continue to be generated from two forces: (1) the
continued development of the major resort destination resorts in the
region, and (2) the continued desire of significant numbers of people to
move to the region for purely lifestyle reasons. It appears that many of
these people are not dependent on the visitor industry for their
livelihood; that many are independently wealthy, or practice a profession
that can be pursued together with a rural lifestyle, or are willing and able
to adapt their income requirements to the limited opportunities available
within the traditional rural agricultural economy of the region.
4.8 HOUSING
North Kohala has experienced an increase in housing construction and
subdivision activity for a variety of reasons. The area around Hawi has
experienced the greatest number of housing and subdivision activity in
the past due to the subdivision and opening of both the Kohala
Corporation and State lands for residential uses. North Kohala has also
been the focus to subdivide vacant lands into rural and agriculture lots.
These have ranged in size from one acre to 20 acres. Locationally they
occur both within windward areas as well as on the leeward areas of
North Kohala.
Housing projections for the North Kohala district indicate that with an
expected increase in population from 1990 to 2005 of 2,700, a need for an
additional 900 units of housing will be required assuming an average
household of 3 persons.
4-10
C
4.9 ECONOMY
The economy for the district of North Kohala is based primarily on
agriculturally related activities. The major agricultural products include:
cattle, nursery products, and macadamia nuts. The major ranches in the
district, the Kahua Ranch and the Parker Ranch, which have most of its
productive land in North Kohala, produce almost one-half of all the Big
Island's cattle sales. The high rainfall in the area is ideal for the
macadamia nut industry and there are several hundred acres of orchards
in the area. All production from these orchards is transported out of the
district to Hamakua for processing.
Tourism and its related services industries provide another source of
income and employment for the district. Even though there are no major
visitor facilities in the North Kohala district, many residents from this
district work in the visitor related facilities and resorts in adjacent South
Kohala.
4.10 LOCAL AMENITIES AND SERVICES Figure No. 16, page 9-18
The Petition Area is conveniently located near the towns of Hawi and
Kapaau that offer a variety of local amenities and services. Community
grocery stores, hardware stores, convenience outlets, and other assorted
retail business serve many of the local communities needs. A number of
other business cater directly to the tourist market in the form of small
restaurants serving primarily lunches and gift shops.
Public facilities located near the Petition Area include the North Kohala
Civic Center, Kohala Hospital, Library, Post Office, Kamehameha Park,
and Kohala High and Elementary School.
Police protection and fire protection for the North Kohala Area is
provided by the Hawaii County Police Department and Fire Department
which operate from the district headquarters located at the North Kohala
Civic Center in Kapaau.
Medical care is available at the Kohala Hospital which offers intermediate
and long term care. The hospital is also equipped with an emergency
room and a small surgical facility. Emergency services are provided
around the clock by physicians contracted through the State of Hawaii.
4-11
4.11 TRANSPORTATION
4.11.1 ROADWAY SYSTEM See Figure No. 17, Page 9-19
North Kohala is serviced by two State Highways; the Akoni Pule Highway
and the Kohala Mountain Road. The Petition Area is presently served by
only one of these roadways, the Akoni Pule Highway.
The Akoni Pule Highway is a two lane major collector roadway that
follows a coastal route along the western Kohala shoreline. It provides
regional access, linking the Kohala and Kawaihae areas. At its southern
end, Akoni Pule Highway becomes Kawaihae Road, south of the
Kawaihae boat harbor, where it forms a "T" intersection with Queen
Kaahumanu Highway. The speed limit on Akoni Pule Highway is
generally 55 mph, dropping to 35 mph through Kawaihae Village and
approaching Hawi. Akoni Pule Highway terminates at the entrance to the
Pololu Valley lookout on its northern end.
The Kohala Mountain Road is a narrow two lane road running along the
Kohala Mountain Range with sharp vertical and horizontal curves with
relativity short sight distances. It provides regional access between the
towns of Kohala and Waimea and forms a looped system through the
Kohala region with the Akoni Pule Highway and Kawaihae Road. Kohala
Mountain Road is designated as a major collector roadway.
4.11.2 HARBORS
The boat hoist at Mahukona is the only dependable means to get a boat in
the water in North Kohala. The facility is subject to high seas but is used
frequently by local residents. The boat ramp and deep draft harbor at
Kawaihae provide the major boating facilities in West Hawaii.
4.11.3 AIRPORTS
Upolu Airport provides runway facilities in North Kohala and is
available for general aviation and emergency use. North Kohala is also
served by the Waimea Kohala and Keahole airports in South Kohala and
North Kona respectively.
4-12
4.12 EXISTING UTILITY SERVICE
4.12.1 Water: See Figure No. 18, Page 9-20
The Hawaii County Department of Water Supply (DWS) is proposing to
recover and transmit 20 million gallons per day of potable water from
North Kohala to supplement its Kawaihae Hapuna Puako Water System
in South Kohala. The proposed project would also include upgrading the
existing county water system in North Kohala to all ground water to
improve supply reliability and to meet safe drinking water regulations.
This upgrading of the existing system will be of direct benefit to the
proposed development. Project construction is planned to be carried out
in two phases of approximately 10 million gallons per day capacity each.
Water is presently available from DWS from the six inch transmission
main along the Akoni Pule Highway. The Petitioner has had on going
discussions with DWS, and they have verbally committed to providing
the required water commitments to the subject parcel. The DWS
informed the Petitioner that these water commitments would be
contingent upon the installation of additional infrastructure which they
indicated should be in place by the time the proposed project requires
water service.
4.12.2 Sewer.
The State Department of Health (DOH) identifies the Petition Area as a
"Non Critical Wastewater Disposal Area." This means that cesspools are
permitted provided lots are a minimum of 10,000 square feet in size and
there are no more than 50 lots (units) for an entire project. The Petition
Area lies above the "Underground Injection Control Line", established by
the DOH. This means a permit must be applied for and approved prior to
the establishment of injection wells. The Petitioner intends to use for the
entire project individual wastewater systems (IWS) that meet all the state
and county's requirements.
4.12.3 Electrical:
Electrical service is available from Hawaii Electric Light Company
(HELCO) from either Akoni Pule Highway or Kynnersley Road. A 34 K V
transmission line runs along the Kohala Mountain Road to provide
service to Hawi, Kapaau, and the other villages of North Kohala. HELCO
is proposing a 69 KV electrical transmission line to be installed along
Akoni Pule Highway, from Kohala Ranch to Hawaii. This line is seen by
4-13
HELCO as an important part of their overall system, as it would "close the
loop" for their system in North Kohala.
4.12.4 Telephone and CATV:
GTE Hawaiian Tel indicates there is an existing pull line on the north
side of the Akoni Pule Highway that the development can use for
telephone service. GTE prefers to provide three to five pairs per lot which
would be adequate for telephones, faxes, dedicated computer lines, and
internet connections. The development will probably use 4'x6' pull boxes
at the main entry road area and the remainder of the development will
use 2'x4' pullboxes.
4.13 TOPOGRAPHY See Figure No. 19, Page 9-21
The Petition Area ranges in elevation from approximately 530 feet Mean
Sea Level (MSL) at the lowest point, to 580 feet MSL at the highest point
providing an elevation range of 50 feet. The slope of the entire property
ranges from 4 to 6 percent. There does not appear to be any minor or
major drainage ways on the property.
4.14 VIEWS
The following viewsheds (i.e., the area visible from a viewpoint) exist in
the Petition Area and are from inside the site viewing out to the
contiguous surrounding landscape:
North: Existing older residential neighborhood with a fine
collection of traditional Hawaiian plantation homes.
South: Large open pasture land, cleared with ankle high grasses.
East: Existing newer residential neighborhood with contemporary
styled homes.
West: Existing older residential neighborhood with a fine
collection of traditional Hawaiian plantation homes.
4.15 PHYSICAL FEATURES
The Petition Area was previously cleared for agricultural use and now is
covered with ankle high grass with a few scattered trees. Based on
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information from the Kohala Corporation field maps, the entire area was
cultivated in sugar cane at one time.
4.16 SOIL TYPES See Figure No. 20, Page 9-22
Soils on the Petition Area are all comprised of the Kohala silty clays.
According to the Soil Survey of Hawaii, dated 1973, the surface layer is a
silty day about 14 inches thick underlain by a silty clay loam about 25
inches thick. KhC soil types are found on 80 percent of the two parcels
with runoff slow to medium and a slight to moderate erosion hazard.
KhA soil types are found on the remaining 20 percent of the property
characterized by moderately rapid permeability, slow runoff and a slight
erosion hazard.
4.17 SOIL PRODUCTIVITY See Figure No. 21, Page 9-23
Soil productivity estimates have been made by a number of
governmental agencies. The most widely accepted and referred to
productivity measure has been conducted by the University of Hawaii,
Land Study Bureau. All lands across the State have been ranked with
master productivity ratings with "A" being the most productive soils and
"E" being the least productive. The Petition Area is designated entirely as
"B".
4.18 FLORA AND FAUNA
The entire Petition Area has been previously cleared and based on
information taken from Kohala Corporation field maps, was in use at one
time for the cultivation of sugarcane. Presently the Petition Area is
covered with ankle high grasses with a few scattered trees. As per
discussions with the County of Hawaii Planning Department, a flora and
fauna study is not required due to the previous clearing and agricultural
use of the site.
4.19 CLIMATE
The Petition Area enjoys light and variable breezes during most of the
year with diurnal heating and cooling from onshore breezes during the
day and offshore breezes during the night.
The temperature for the year varies between an average mean minimum
temperature of approximately 60 degrees F to an average mean maximum
temperature of 84 degrees F.
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The rainfall for the year varies between an average mean low of
approximately 5 inches per month to an average mean high of
approximately 7 inches per month.
4.20 DRAINAGE
Flood Insurance Rate Maps (FIRM) designate the entire Petition Area as
"Zone V (panel no. 1551660100c, dated September 16, 1988). This is
defined as "Other Flood Areas: areas of 500 year floods, areas of 100 year
flood with average depths of less than 1 foot or with drainage areas less
than 1 square mile; and areas protected by levees from 100 year flood."
There are no floodways or channels indicated on the property.
The consulting engineering firm of Witcher and Associates Inc. was
contracted to provide a preliminary drainage study for the Petition Area
in addition to the information detailed by the FIRM Maps. The purpose of
the preliminary drainage study was to identify and quantify runoff within
the proposed subdivision area as well as the surrounding area. The
drainage study which is detailed in the report, "Planned Unit
Development, North Kohala, Hawaii, Preliminary Evaluation Drainage
Study, TMK (3)5-4-006:21 & 36", dated March 20, 1997, concluded the
following:
"Any increase in storm runoff on the subject parcel will be contained
onsite as required by Hawaii County Standards. A system of drywells and
other mitigative measures will be utilized to contain the increased runoff.
It is anticipated that the end result will be less runoff from the property
than currently occurs."
The preliminary drainage study is included in this document as
"Appendix A".
4.21 LAVA ZONE
The northern part of the Big Island is made up of two volcanoes, Mauna
Kea and Kohala. Mauna Kea has erupted several times in the last 10,000
years, most recently about 3,500 years ago. The volcano is considered
dormant but not extinct. Kohala, is the oldest volcano on the island
which last erupted about 60,000 years ago. Although it is impossible to
know if this volcano is extinct or only dormant, the volcano hazard is
extremely low.
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Maps showing volcanic hazard zones on the Island of Hawaii were first
prepared in 1974 by Donal Mullineaux and Donald Peterson of the U.S.
Geological Survey and were revised in 1987. The current map divides the
island into zones that are ranked from 1 through 9 based on the
probability of coverage by lava flows. The highest probability of coverage
by lava is zone 1 with lowest probability being zone 9. The Petition Area is
located in zone 9.
4.22 SEISMIC ZONE
The entire Island of Hawaii is susceptible to earthquakes most of which
are directly related to volcanic activity and are caused by magma moving
beneath the earth's surface. A few are less directly related to volcanism;
these earthquakes originate in zones of structural weakness at the base of
the volcanoes or deep within the earth beneath the island.
The Uniform Building Code classifies the Island of Hawaii as a Zone 3
area for the purpose of structural design in buildings and other related
structures. The classification system is based on a scale of 0 to 4, increasing
in level of risk due to seismic occurrence and danger. The County of
Hawaii Building Division requires that all new structures be designed to
the earthquake criteria detailed in the Uniform Building Code
4.23 ARCHAEOLOGICAL SURVEY See Figure No. 22, Page 9-24
William Barrera, Jr., consulting archaeologist, was contracted to perform
an archaeological walk through reconnaissance survey for the Petition
Area. The walk through reconnaissance consisted of a complete
pedestrian inspection of both parcels. Due to no evidence being seen of
any historical or archaeological features or sites, the consulting
archaeologist is of the opinion that development of the parcels may
proceed without any need for an intensive archaeological survey.
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CHAPTER FIVE
Description of the Proposed Project
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5.1 MASTERPLAN CONCEPT See Figure No. 23, Page 9-25
See Figure No. 24, Page 9-26
See Figure No. 25, Page 9-27
See Figure No. 26, Page 9-28
The visual image of an older traditional neighborhood looks very
different from that of a typical, large lot contemporary suburban
development. Many of our older neighborhoods have a richness of
character and a "sense of place" that is missing in our newer residential
communities. Historically, there were specific design qualities or
characteristics that contributed to create a "sense of place" and promote a
feeling of community within our residential communities. Some of these
characteristics are as follows:
• They are compact and identifiable, and their boundaries are
recognizable. This provides a sense of arrival and departure from the
boundaries of these older neighborhoods.
• They are visually coherent. This is achieved through the use of a
consistent architectural language and formal organizing principles.
The setbacks of the homes from the streets, the use of front porches,
architectural style, materials, and details all contributed to this
coherent image.
• They possess a strong degree of spatial hierarchy. There is a variety of
public open spaces in different sizes, shapes, and physical treatments
that allowed for social interaction.
• Their street corridors are visually bounded, layered and intimate in
feeling. A variety of elements are used to enhance the quality of the
streetscape and to provide for this layering of public space. Some of
these elements include; street trees, fences, steps, and front porches.
• Their street blocks can be understood as comprising their component
neighborhoods, suggesting the role of the street as a "social channel"
of neighborly interaction.
• The neighborhoods convey a strong "sense of place".
These neighborhood friendly characteristics are found in many of our
Hawaiian plantation communities and earlier residential neighborhoods.
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Some of the typical components found in these traditional
neighborhoods include, narrow roadways, street trees, front lanais, and
closely spaced structures on lots narrower than those in current
subdivision layouts. These early communities were rich in their sense of
community and people knew their neighbors, usually on a first name
basis. This type of atmosphere has been lost in Hawaii through the
development of our newer communities based on stereo-typical
mainland type subdivision layouts with their wall to wall two car garages.
Latest studies conducted by a 1989 Gallup Poll indicate that the majority of
people in America now want to live in a more traditional small town
environment and are leaving the suburbs for this type of lifestyle. The
reason for this shift of attitude is the desire for more of a sense of
community, well being, safety and pedestrian oriented environment.
Using a planned unit development approach to allow more design
flexibility, the masterplan integrates some of these traditional
neighborhood elements into the design to create a more viable
community and enhance the lifestyle of its local residents. The goal of the
planning strategy is to provide a residential environment that encourages
a strong sense of community values, promotes social interaction and
offers the residents pride of ownership in their neighborhood.
The masterplan is organized around a series of landscaped, park like open
spaces that are used to accomplish the following:
• Develop spatial interest and a sense of place.
• Provide open space within the neighborhood.
• Act as points of visual interest as one moves through the
neighborhood along the streets.
• Act as outdoor spaces for the residents to socialize.
• Mitigate the speed of internal traffic.
Streets are designed to be in scale with a traditional neighborhood setting
and street trees are used to define the street corridor and to create a more
intimate public space. The street corridor with its scaled pedestrian
environment and landscape theme of street trees is an organizing
element that establishes the design character for the entire neighborhood.
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House lots, clustered around the landscaped open spaces provide a sense
of privacy within the overall community. The houses on the linear street
corridors will be designed with a lanai that is the dominate element on
the front of the house with the two car garage set off to the side and
setback from the face of the house.
An overall and consistent landscape plan is used for the street corridor.
The front yards of the lots, landscaped open spaces, and main entry
develop a look that integrates the overall development into its local
context providing for a harmonious fit.
5.2 P.U.D. VERSUS TYPICAL SUBDIVISION LAYOUT
The Petitioner is submitting an application for a planned unit
development concurrently with a change of zone application. The
primary reason for pursuing a planned unit development approach for
the project versus the standard subdivision layout is to provide a higher
standard of design and a better quality of life for the residents. As noted in
the zoning code, the planned unit development is the mechanism the
county permits to allow for a higher level of flexibility in design.
The standard subdivision has many short comings in the amenities it
provides and the neighborhood environment it creates. It lacks
neighborhood parks and open spaces for the community to interact. It
fails in its ability to provide for pedestrian activities and movement. It
inhibits social communication, breaking down a sense of community. In
summary, it offers very few benefits to the residents and has minimal
advantages when compared to the planned unit development approach.
The planned unit development fosters a "sense of community" by
offering opportunities for the residents to meet, socialize, walk and
experience their neighborhood environment in ways that are not
available to the residents of the standard subdivision community. Parks
and open spaces can be provided for a variety of activities to occur. It
offers a safe pedestrian environment for the residents who enjoy walking
and riding bicycles. It promotes social communication through the use of
lanais facing the main street and its park system. In short it offers the
residents a safer, more enjoyable, and socially rewarding community to
live in.
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5.3 DENSITY AND LOT SIZE
With the Petition Request of RS 10 zoning and a Planned Unit
Development designation, the allowable density of the project is
determined by dividing the gross land area of 10.13 acres by the minimum
lot size of 10,000 square feet. Using this formula, a total of 44 units may be
permitted. The developer is providing less units than the allowable
density in order for the development to blend well with the existing
surrounding residential neighborhoods.
The lots for the single family residential units, range in size from
approximately 10,000 S.F. to 12,374 S.F. with the average lot size being
approximately 10,240 S.F.
5.4 VEHICULAR CIRCULATION
Ingress and egress circulation will be from the Akoni Pule Highway on
the north side of the project. The intersection at this area will be designed
to facilitate both entry and exit to and from this major arterial.
The internal roadway is designed incorporating landscape open spaces to
provide for an intimate neighborhood environment. The width of the
roadway along with the landscaping at the various open spaces will act to
mitigate traffic speed through the neighborhood and to provide for a safe
pedestrian environment.
The design of the internal roadway mitigates traffic speed through the
neighborhood without the use of speed bumps by providing landscaped
open spaces at specific areas and utilizing road alignments that are not
straight. These landscaped open spaces act as speed buffers forcing traffic
to reduce speed at these locations. Not only will the landscaped open
spaces slow traffic speed but will also provide spatial interest and visual
variety in the community. These measures were taken to provide a
higher level of pedestrian safety within the community knowing that
speed limit signs are ineffective in controlling traffic speed. It is
anticipated that the traffic speed posted for the project will be in the 15
m.p.h. range.
The project's internal roadway system will be private deviating from
certain County Standards in order to make for a more intimate and
pedestrian friendly environment. Road right of way and pavement width
shall be approximately 40 feet right of way with 20 feet pavement surface
width except at the main entrance which will have divided drive lanes
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with approximately 11 feet pavement width for each lane. The road right
of way shall use improved landscaped swales versus paved swales to
develop the desired neighborhood image and character.
Curb radii at the main intersections of the internal roadway will be
designed to accommodate emergency vehicles and these will be
coordinated with the Fire Department. No sidewalks will be provided at
the road right of way since the main street is being designed to
accommodate both vehicular and pedestrian movement due to its
intimate scale. With the average grade of the site in the 5% range, street
grades should be moderate.
5.5 PEDESTRIAN CIRCULATION
A primary design goal of the masterplan is to provide a safe, visually
stimulating and a efficient pedestrian network system throughout the
community. Recognizing that the streets in a neighborhood are often
used for a variety of purposes besides just vehicular circulation, the street
design is developed anticipating use by pedestrians, joggers, and bicycle
riders. The narrow right of way width, the use of street trees, and the
location of the landscaped open spaces should provide a setting where the
pedestrian feels like they have the right of way versus the automobile.
Slower traffic speeds should result due to this intimate scale and traffic
volumes should be marginal since no through roads occur at the project.
Sidewalks are omitted since historically many pedestrian activities
normally occur in the street. All of these elements combined, the narrow
streets, the street trees, landscaped open spaces and landscaping should
establish a "sense of place" that services both the needs of the pedestrian
and automobile alike.
5.6 LANDSCAPE THEME See Figure No. 25, Page 9-27
Sensitive landscaping and the development of a variety of open spaces is
critical to the development of neighborhood character in a residential
community. What is missing today in our standard subdivision layouts
is a "sense of place" due to their homogeneous look and minimal spatial
variety. Too few of our newer communities on the Big Island lack
sufficient landscaping to blend buildings into our natural landscape and
as a result, the island is developing the appearance of suburban sprawl.
Landscaping will play a central role in the masterplan to provide an
inviting residential atmosphere with open spaces that are shaded to
encourage outdoor activities and social interaction. The major
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components of the open space environment are the project entry area,
main street theme, and landscaped open spaces contiguous to the internal
roadway. Some of these areas will have uses beyond what they are
normally intended for. The main street provides not only vehicular
access but also sets the character for the neighborhood, developing a safe
pedestrian setting. The neighborhood landscaped open spaces mitigate
traffic speed by their placement and landscaping.
5.7 OFF SITE UTILITIES
5.7.1 Water: See Figure No. 18, Page 9-20
The Hawaii County Department of Water Supply (DWS) is proposing to
recover and transmit 20 million gallons per day of potable water from
North Kohala to supplement its Kawaihae Hapuna -Puako Water System
in South Kohala. The proposed project would also include upgrading the
existing county water system in North Kohala to all ground water to
improve supply reliability and to meet safe drinking water regulations.
Project construction is planned to be carried out in two phases of
approximately 10 million gallons per day capacity each.
Water is presently available from DWS from the six inch transmission
main along the Akoni Pule Highway. The Petitioner has had on going
discussions with DWS, and they have verbally committed to providing
the required water commitments to the subject parcel. The DWS
informed the Petitioner that these water commitments would be
contingent upon the installation of additional infrastructure which they
indicated should be in place by the time the proposed project requires
water service.
5.7.2 Sewer.
The State Department of Health (DOH) identifies the Petition Area as a
"Non Critical Wastewater Disposal Area." This means that cesspools are
permitted provided lots are a minimum of 10,000 square feet in size and
there are no more than 50 lots (units) for an entire project. The Petition
Area lies above the "Underground Injection Control Line", established by
the DOH. This means a permit must be applied for and approved prior to
the establishment of injection wells. The Petitioner intends to use for the
entire project individual wastewater systems (IWS) that meet all the state
and county's requirements.
5a
5.7.3 Electrical:
Electrical service is available from Hawaii Electric Light Company
(HELCO) from either Akoni Pule Highway or Kynnersley Road. A 34 K V
transmission line runs along the Kohala Mountain Road to provide
service to Hawi, Kapaau, and the other villages of North Kohala. HELCO
is proposing a 69 KV electrical transmission line to be installed along
Akoni Pule Highway, from Kohala Ranch to Hawaii. This line is seen by
HELCO as an important part of their overall system, as it would "close the
loop" for their system in North Kohala.
5.7.4 Telephone and CATV:
GTE Hawaiian Tel indicates there is an existing pull line on the north
side of the Akoni Pule Highway that the development can use for
telephone service. GTE prefers to provide three to five pairs per lot which
would be adequate for telephones, faxes, dedicated computer lines, and
internet connections. The development will probably use 4'x6' pull boxes
at the main entry road area and the remainder of the development will
use 2'x4' pullboxes.
5.8 ON SITE UTILITIES
All site utilities, water, sewer, electrical, telephone, CATV, are to be
located underground.
The consulting engineering firm of Witcher and Associates Inc. was
contracted to provide a preliminary drainage study for the Petition Area
in addition to the information detailed by the FIRM Maps. The purpose of
the preliminary drainage study was to identify and quantify runoff within
the proposed subdivision area as well as the surrounding area. The
drainage study which is detailed in the report, "Planned Unit
Development, North Kohala, Hawaii, Preliminary Evaluation Drainage
Study, TMK (3)5-4-006:21 & 36", dated March 20, 1997, concluded the
following:
"Any increase in storm runoff on the subject parcel will be contained o n
site as required by Hawaii County Standards. A system of drywells and
other mitigative measures will be utilized to contain the increased runoff.
It is anticipated that the end result will be less runoff from the property
than currently occurs."
5-8
5.9 MAIL, RUBBISH, AND EMERGENCY VEHICLE SERVICE
The masterplan allows convenient access for service and emergency
vehicles. Mail delivery and pick up will be via a mail kiosk located in one
of the drivecourts. The street layout incorporates turnarounds to allow
trash and fire vehicles proper access.
5.10 PARKING
Each home will have a two car garage and driveway which provides for a
total of four car parking capacity per lot. Total site parking for the
individual homes is 136 cars, which far exceeds what is required by the
zoning code. The right of way at the roadway will be landscaped and
improved to allow for occasional visitor parking which will supplement
the parking on the residential lots.
5.11 PHYSICAL DESIGN ELEMENTS OF THE MASTERPLAN
5.11.1 PROJECT ENTRANCE See Figure No. 24, Page 9-26
The main entry for the project, consisting of two drive lanes divided by a
landscaped medium strip, is located on the north side of the Petition Area
off the Akoni Pule Highway and establishes the first impression of the
development. Landscaping, possibly street pavers, and signage will be
used to create the sense of arrival to the neighborhood.
5.11.2 STREET CHARACTER See Figure No. 26, Page 9-28
The central theme of the main street design is the provision of
landscaping and the use of street trees to create a sense of spatial
enclosure. The appearance of uninterrupted wide asphalt surfaces found
in so many typical subdivisions today, not only breaks down human scale
in our communities but also encourages traffic to speed with no respect
for pedestrians. The landscaping will create an intimate spatial
environment at the street that will encourage pedestrian activities and
social communication. In a sense, the street will become a social corridor
and act as the outdoor public living room for the community.
5.11.3 MAIL KIOSK
Mail pick up and delivery is provided at a central mail kiosk located in
one of the landscaped open spaces.
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5.11.4 HOUSING DESIGN
The housing design will be instrumental in adding to the feel of the
neighborhood through its use of materials, color, and regional
architectural style. The Hawi Kapaau area has a fine collection of
"plantation" styled residential architecture and this vernacular will be
used as an inspiration for the design of the new homes in the
development. Some of homes will have a dominate front lanai that in
most cases fronts the main street or landscaped open spaces. This lanai
encourages residents to get to know their neighbors and monitor the
security of the neighborhood. There is a rear lanai with some of the
homes for outdoor dining and social purposes. At the street facade, two
car garages will be set back from the front of the lanai where possible
minimizing their visual impact.
Energy efficient measures are integrated into the design of each home.
The house designs take advantage of the local breezes and provide
cooling cross ventilation. Low profile solar hot water systems will be
offered, as an option, and placed on the roof in an unobtrusive fashion
away from the street elevation where possible. Natural light into the
homes may be provided through the use of energy efficient skylights.
There will be various model homes offered, one story and possibly two
story, minimum 3 bedrooms, ranging in size from approximately 1,200
S.F. to 1,500 S.F. interior square footage.
5.12 PROJECTED SALES PRICE OF MODEL HOMES
Sales prices for the homes will range from a low of approximately
$180,000 to a high to be determined by the prevalent market conditions.
The sales price of the homes will vary depending on such factors as
proximity to neighborhood amenities, location off landscaped open
spaces, location on the higher site elevations, views, square footage and
time of purchase.
5.13 CC&Rs
According to the certified residential appraisal firm of Leremy & Leremy,
neighborhoods go through a four phase life cycle... "Growth, Stability,
Decline and Revitalization". Each of these various phases has an impact
on the value and the desire of persons to buy homes and live in a
neighborhood. Well enforced Covenants may forestall or completely
interrupt the decline phase of the neighborhood life cycle. The project's
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CC&Rs will be structured to maintain the quality of the original design
intent and insure the investment of the homeowners will be protected,
while they enjoy appreciation for their investment.
The project will integrate the design elements necessary to create the
"sense of community" within the neighborhood through the
implementation of an innovative street layout and home designs. The
applicant views the CC&Rs for the project as a tool to insure maintenance
of the common areas and amenities acting as the mechanism through
which an equitable contribution to the cost of maintenance and repair of
the common elements is implemented. The applicant also intends to
establish clear and enforceable design criteria for all alterations, repair,
and maintenance of the homes in the project.
The use of landscaping at the common area open spaces and the street
trees will create a substantial and valuable asset to the community which
will require a commitment regarding maintenance of these areas by the
homeowner's association. The masterplan concept is developed to
mitigate the cost of common area maintenance that is usually associated
with planned unit developments. This is accomplished through the use
of highly defined and usable open spaces versus residual open spaces.
Historically, planned unit developments generated unusable, residual
open space that required high maintenance and did not allow for
community activities. The applicant anticipates with this efficiency in
design, a lower common area maintenance fee can be expected. The
applicant intends to establish a set annual fee which will be committed
directly to the maintenance of the projects landscaping based upon a
budget to be approved and amended from time to time by the community
association. Unlike many standard subdivisions, the majority of the
project's landscaping will be located within the expanded common
elements and maintained by the community association.
The applicant anticipates the streets within the project will remain in
private ownership by the community association. Therefore, a separate
road maintenance assessment will be applied against each lot owner
pursuant to a program established by the Board of Directors of the
community association for the project.
In order to remain responsive to the wishes of those property owners
who remain active in community association affairs, the applicant
proposes to lower the minimum number/percentage of homeowners
required for the amendment of the project rules relating to the project.
Too often, community associations are paralyzed by their inability to
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obtain the necessary two-thirds or three-quarters of all owners required to
make any change in the project rules and by laws.
5.14 NEED FOR THE PROJECT
It is important to the long term economic vitality of the Island of Hawaii
to explore new avenues in the residential real estate market and to
provide for a variety of residential products. A number of residential
communities have been developed in the North Kohala area over the
last decade with an emphasis on large acre agricultural lots and estate type
homes. A few projects have been developed offering affordable homes on
smaller lots but little has been done to address the "Gap Group" market
for reasonably priced medium size homes. The "Gap Group" market
represents a growing segment of our population, those whose income is
too high to qualify for affordable housing but not enough to buy the
market priced home in Hawaii.
5.15 BENEFITS TO THE COMMUNITY
The benefits to the community are two fold; benefits to the community at
large and benefits to the residents who will live in the new development.
• Benefits to the Community at Large
1. Provides more diversity in the local housing market by providing
homes to meet the needs of the "Gap Group" market.
2. Mitigates the impact of suburban sprawl in our rural areas and reduces
the amount of VMT, vehicle miles travel due to the projects close
proximity to the amenities and services found in the adjacent towns
and villages.
3. Provides employment opportunities and business for the construction
and real estate industry.
4. Provides additional tax revenues for the County of Hawaii.
• Benefits to the Immediate Residents of the Development
1. Provides for a safe, socially conducive, and pedestrian oriented
community.
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5.16 SUSTAINED DESIRABILITY AND STABILITY ISSUES
Today, home buyers in Hawaii are becoming more selective in the quality
of homes they buy and the neighborhoods they live in. This is partly the
result of the amount of new housing inventory on the market and the
sluggish local economy. In short its a buyer's market. Real estate agents on
the Island of Oahu have commented that the quality of the neighborhood
is the deciding factor in the sale of a home now. With the housing market
over built there, the buyer is now looking for more amenities and higher
quality design in the community environment. This shift in buyer
awareness to the quality of the neighborhood versus the individual home
will make the proposed project more marketable long-term due to the
benefits of living in a pedestrian oriented neighborhood environment.
A number of factors contribute to the sustained desirability of a
community. The quality of design for both the masterplan and homes,
the types of amenities, landscaping and open spaces, safety and security,
and design controls all work to sustain the desirability of community.
Through the use of a planned unit development, the project is able to
offer more quality and amenities along with the necessary design controls
to sustain both desirability and stability in the years to come.
5.17 RELATIONSHIP TO
SURROUNDING DEVELOPMENT Figure No. 15, Page 9-17
Currently the Petition Area is bordered on three sides by existing
residential communities with RS 15 zoning. On the north and west sides
there are older traditional homes that exhibit some of the best plantation
styled architecture in the Islands. On the east side is a newer residential
community with more contemporary architectural designed homes. The
proposed project with lot sizes ranging from a minimum of 10,000 S.F., its
use of traditional Hawaiian styled homes, and ample landscaped open
space should be a sensitive addition to the local community and blend
well with the contiguous residential developments.
5.18 INTENSITY OF LAND UTILIZATION
With the Petition Request of RS 10 zoning and a Planned Unit
Development designation, the allowable density of the project is
determined by dividing the gross land area of 10.13 acres by the minimum
lot size of 10,000 square feet. Using this formula, a total of 44 units may be
permitted. The Petitioner is providing less units than the allowable
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density in order to have the development blend well with the existing
surrounding residential neighborhoods.
Intensity of Land utilization Calculations:
• Gross acres 10.13 acres
• Allowable density 10.13 acres 10,000 ST. 44 units
• Proposed number of residential units 34 units
• Average gross density 34 units -i-10.13 acres 3.36 units per acre
5.19 TRAFFIC IMPACT
An initial meeting with the Department of Transportation, Highways
Division, (DOT), was conducted to solicit comments regarding the
proposed development and its access from the Akoni Pule Highway. The
DOT's initial comments were that based on the density of the proposed
development, an improved channelized intersection would probably not
be required. The DOT recommended that a Traffic Impact Study be
conducted to verify the anticipated level of service. The consulting
engineering firm of Witcher & Associates Inc., was contracted and
subsequently prepared the "Planned Unit Development, North Kohala,
Hawaii, Intersection Traffic Study, TMK (3)5-4-006:21 & 36", dated
February 28, 1997. The conclusion of this study is as follows:
"The construction of the proposed subdivision will have little traffic
impact on Hawi Niulii Road and the surrounding area. No channelized
intersection should be required nor lane alterations at the intersection of
Hawi Niulii Road and Kynnersley Road."
The intersection traffic study is included in this document as "Appendix
B".
5-14
CHAPTER SIX
Project Time Schedule
6-1
6.1 PROJECT TIME SCHEDULE
The Owner proposes to develop the 34 single family residential lots in a
total of six phases, anticipating starting construction on July 1999 and
ending final project sell out on December 2001. The development time
schedule is based on a conservative absorption rate, and should the
market become more aggressive, the time allocated per phase may
reduced. The start date of Phase One is predicated on the Petitioner
receiving all the required approvals from the governing agencies and the
county by July, 1998. Below is the description of each phase of
construction and anticipated time periods:
PHASE ONE 5 Months
August 1998 to December 1998: Preliminary engineering design to develop
the Preliminary Subdivision Application,
submission to the county and subsequent
approval to proceed with the Final
Subdivision Application.
PHASE TWO 6 Months
January 1999 to June 1999: Final engineering design to develop the
Final Subdivision Application, submission
to the county and subsequent approval to
proceed with the construction.
PHASE THREE 6 Months
July 1999 to December 1999: Complete construction of all required off
site and on site infrastructure, utilities
roadways, lot grading, and landscaping in
place for 34 lots.
PHASE FOUR 6 Months
January 2000 to June 2000: Anticipated sales of approximately 5 to 10
house and lot packages.
PHASE FIVE 6 Months
July 2000 to December 2000: Anticipated sales of an additional 5 to 10
house and lot packages.
PHASE SIX 12 Months
January 2001 to December 2001: Anticipated sales of the balance of lots
available resulting in final project sell out.
6-2
CHAPTER SEVEN
Project Statistics
7-1
7.1 PROJECT STATISTICAL INFORMATION
Area of Site Parcel 21 ...............................................................................9.84 Acres
Area of Site Parcel 36 .................................................................12,492 Square feet
Existing Zoning Parcel 21 Agriculture A-20a
Existing Zoning Parcel 36 Residential RS 15
Type of Application....... Change of Zoning to RS 10/Application for P.U.D.
Existing Slopes (average) .....................................................................................5%
Range of Slopes ..........................................................................................4% to 6%a
Number of Lots ..............................................................................................34 Lots
Type of Housing Single Family Residence
Maximum Permitted Density With Rezoning .......................................44 Lots
Number of Units Per Acre ...................................................................3.36 Un/Ac
Average Lot Size (approximate) ............................................................10,240 SF
Range of Lot Sizes (approximate) .....................................10,000 SF to 12,374 SF
Number of Lots/Percent Fronting Main Street ............................14 Lots/41%
Number of Lots/Percent Fronting Parks/Drivecourts 20 Lots/59%
Number of Parking Spaces Per Lot ..........................................................4 Spaces
Site Area of Road ROW/Open Spaces (approximate) ...................2.025 Acres
• Percent of Total Site Area ...........................................................................20%
Y
7-2
CHAPTER EIGHT
References
i
i.
8-1
8.1 LIST OF REFERENCES
Grady, Matthew, Land Assessment for Tax Map Key: 5-4-06:21 & 36, North Kohala,
Hawaii (Phase 1: Opportunities and Constraints), October 1994.
Grady, Matthew, Land Assessment for Tax Map Key: 5-4-06:21 & 36, North Kohala,
Hawaii (Phase 11: Development Scenarios), November 1994.
Hawaii, County of, Agriculture Development Plan, July 1992.
Hawaii, County of, The General Plan Hawaii County, November 1989.
Hawaii, County of, Kohala Community Development Plan, Hawi-Kapaau Urban Design
Study, June 1977.
Hawaii, County of, North Kohala Community Development Plan, November 1984.
Hawaii, State Department of Transportation, Island of Hawaii Long Range Highway
Plan, May 1991.
Hawaii, State of, Office of State Planning, Hawaii State Plans - State Function Plans,
June 1991.
Hawaii, State of, Office of State Planning, West Hawaii Regional Plan, November
1989.
Hawaii, University of, Department of Geography, Atlas of Hawaii, 2nd Edition,
1983.
Interior, Department of the, Geological Survey, Volcanic and Seismic Hazards on the
Island of Hawaii, 1990.
International Conference of Building Officials, The Uniform Building Code, 1991
Edition, May 1991.
Maryland, State of, Office of Planning, Modeling Future Development on the Design
Characteristics of Maryland's Traditional Settlements, Prepared for Office of Planning,
August 1994.
Megumi Kon, Inc., Kohala Water Transmission System Environmental Assessment, June
1994.
Witcher & Associates Inc., Planned Unit Development, North Kohala, Hawaii,
Intersection Traffic Study, TMK (3)5-4-006:21 & 36., February 1997.
Witcher & Associates Inc., Planned Unit Development, North Kohala, Hawaii,
Preliminary Evaluation Drainage Study, TMK (3)5-4-006:21 & 36., March 1997.
8-2
CHAPTER NINE
Figures
9-1
9.1 LIST OF FIGURES
No. 1 Project Location ......................................................................................9-3
No. 2 Aerial of the Petition Area ..................................................................9-4
No. 3 Tax Map Key 9-5
No. 4 Petition Area ...........................................................................................9-6
No. 5 State Land Use District Map ................................................................9-7
No. 6 West Hawaii Regional Plan ................................................................9-8
No. 7 County General Plan .............................................................................9-9
No. 8 County Zoning .....................................................................................9-10
No. 9 North Kohala CDP ..............................................................................9-11
No. 10 Northwest Hawaii Open Space and CDP ........................................9-12
No. 11 Kohala CDP Hawi Kapaau Urban Design Study ...........................9-13
No. 12 Legal Description of the Petition Area Parcel 21 ...........................9-14
No. 13 Legal Description of the Petition Area Parcel 36 ...........................9-15
No. 14 Legal Description of the Petition Area Map ...................................9-16
No. 15 Contiguous Land Use .........................................................................9-17
No. 16 Public Facilities .....................................................................................9-18
No. 17 Existing Roadway System ..................................................................9-19
No. 18 Water System .......................................................................................9-20
No. 19 Topographic Site Plan .........................................................................9-21
No. 20 Soil Map .................................................................................................9-22
No. 21 Agricultural Productivity ..................................................................9-23
No. 22 Letter from Archaeologist ..................................................................9-24
No. 23 Masterplan Concept ............................................................................9-25
No. 24 Project Entrance ...................................................................................9-26
No. 25 Landscape Theme ................................................................................9-27
No. 26 Street Character ....................................................................................9-28
9-2
Fibare No. 1: Project LOS tion
Traditional Neighborhood Development, North Kohala, Hawaii
0
Kauai Oahu
STATE L:::~ Maul
OF HAWAII O
Petition Area
NORTH
KOHALA
HAWAII
NAMAK
6
K HA
\J j
so T XI O
OKA
PUNA
6
K
KA
ISLAND OF HAWAII
0 Mi ]0 Mi 20 Mi
9-3
Figure _ Jo. 2: Aerial of the Pe,.cion Area
Traditional Neighborhood Development, North Kohala, Hawaii
i
4 1
~ 4 -
1 II
.t
.r
~ c
!
r
r
9 500• 1000• 2000'
9-4
igure No. 3: Tax Mal., _:ey
Traditional Neighborhood Development, North Kohala, Hawaii
Gl ~
l~ <ur e. C^
2 ~
Petition Area
I o
o~ t r r . . o.._
^[~r /
a
1
0' 300' boo'
9-5
.igure No. 4: Petition . _rea
Traditional Neighborhood Development, North Kohala, Hawaii
J TMK 5-4-06: 36
12,492 SF
Akoni Pule Highway
V
cc Petition Area
IN
d
C
C
Y
TMK 5-4-06: 21
9.84 Acres
9 100. 200. 300.
9-6
Figure i _ 5: State Land Use L -strict Map
Traditional Neighborhood Development, North Kohala, Hawaii
~ .Q~L i-~ ~ I Jam. _i.
1 ? Ca ' ` .sly
Ga ?1~°
Gaup S :7 .
maka
a ,Ar
Source Stale Land use Commission, Hawi Quadrangle, Qt-13)
0. 1' 000' 2000'
9-7
Figure,. o. 6: West Hawaii Re.,onal Plan
Traditional Neighborhood Development, North Kohala, Hawaii
SUBREGIONAL
PLANNING AREA PCtltlOfl Area
O RESORT DESTINATION
NODE
~j~I M1~ ill II~~ SUPPORT COMMUNITY
::rtt 1-1 u~. ~
I I SECONDARY SUPPORT \
_ COMMUNITY \
DIVERSIFIED CROP AREA
y,,,, Ke.ohae Waimee
f Kee
RECOMMENDED PARK AREA
® HERITAGE AREA
I,.
r=
r~
J s
ollua
Scarce: Office of State Planning 1989
B omi 4M; 8! ;
9-8
r
Figs..- ~ No. 7: County Gent.. al Plan
Traditional Neighborhood Development, North Kohala, Hawaii
•e.asa •c. /
!-l-cads ~ - ~
l-e-as:ao~_~. - l e-.-01:011
11e.aoa - ua ro•
.aa.e•a .a., „nes r / LOW;b LNsITY
L -1
J ;',~_110:06- '.,.1
9-01J 9.
AY j-4-05:35
_ ava .c
J ONT. Or
' S-•-Of:O] Mew Y11"
ar.~ae •c. r _
6-02 23 P tit-
2 994
-11sas MECUM DENSITY
L~ L
LOW DENSITY
2 : !-•-oa:oa
,van.. y~
nose r""/ _ o.eem I
1'.970 A.
10terpr Lion: Matthew Grady, MCP Source: County of Hawaii Gereral flan, 1989
0 1000 2000'
'
9-9
r
F'Oure No. 8: County Zu-ting
Traditional Neighborhood Development, North Kohala, Hawaii
RS- c
I5 g
A-20a
RS-
15 Parcel 36
RS-15
CV- CN- R I
10 10
10 12
AKONI PULE HIGHWAY
R I
I ~ ~Bt1ti0~1[roa
R -15
Z
x
A-20a
Parcel 21
A-20a
R
15
Source: Countyof Hawaii, f faM Kapaau Tune Map Section 7S%C
0' 200•
9-10
Figure Nc,. North Kohala Con._aunity CDP
Traditional Neighborhood Development, North Kohala, Hawaii
Petition Area
• n...-<..... ESISnUn UMAN LAND USES
IIESIOENTI4
ON'" 2"400
ANNA AMCULTURAL
e u,..rw.w u..
O ~r.nrwe~u.
/ / ~ UXOI.rM1lU
On< YH 1
1
Source: County of Hawaii, Planning DepamnenL Noah Kohala CDP,1986
0 Mi 1Mi 1 Mi 2Mi i
9-11
Figure No. 10: _ northwest Hawaii 01,.-nspace and CDP
Traditional Neighborhood Development, North Kohala, Hawaii
Po,nr
b p.
P Pe.aH ) fl r: K ro. mni
yp WJrm pwrly '{fP7'D O 1 • ~ / MOH4. D?CH
LD Lo. C.rrrY T ~i'~ PP~a r R
ND Very LO. De.MY l• • L. y 1
.O Mu.br.l .I.r..an. n.renr IP` 'Q c 'K 1
En. Pe•d.Y. Imo- i '
T. A
tc rw. ow cw... 01
l v.U CrttH;
cc carr~..d ueP.war.rr.nlW r' ~ _
a® a~ e J
CCn Camx.ravr Gap .rW O'n•m.MW-P...rv•
PP RolcWe PUIV WrY ~ O /%d, d c ~
0 Pw. / L'am' 1 O~ n
c L. D
P W. Yyv Pub T MD ~I 1LD
O. -
O Opm L.. \ A.Z..,
` .reOncr ~
N.J H.N•I WrJpem.J A...
i
OSD OC.n Sp<• DarvrW .O~ 1
i `
YDI WJ. p.ebOm.J Im• r
n•.an. n 0 6 ro
.ox Deo
o9D
~c LD
O R O
- ~ VlD
~ fl O W
T .n.rn.~.r.w .1.'4 LOZ « O pP 1
At
IJJ[lFLL
r 1M1 R ~i:
~P 1 NaA OW
so 0
I/ J
! 09D
i A.r n.nr b.r GD \ - \ ~D \
•...x ..r 1 P O WA - _ .\'FChLD ~l OID
Source: County of Hawaii. Planning Department, 1992
0 Mi 2 Mi 4 Mi B Mi
9-12
Figure No. 11:
Kohala CDP Hawi Kapaau Urban Design Study
Traditional Neighborhood Development, North Kohala, Hawaii
m
a
E.ising
Ptonoeed East.q 1
- 11 1 ai Wcpoaed
r •L_ t I.f.r! -
I
/ r t 1 + iuua,au l1DD-2 +
u 1
+1, 1
1'+ I
1
Hawi 110D-1 Hawi-KePaau SDD 9oualary
Kamhft Ho Isa&
Source: County of Hawaii, Kohala CDP, Hawi Kapaau Urban Design Study, 1977
11 1
2.9 5000 10000'
9-13
Figure No. 12:
Legal Description of the Petition Area, Parcel 21
Traditional Neighborhood Development, North Kohala, Hawaii
PROPOSED CHANGE OF ZONE
FROM A-20a TO RS-to
PORTION OF GRANT 2744 TO MAKUAOLE AND HOOLANI
Land situated approximately 200 feet. Southerly of the Hawi-Niulii Road (F.A.S.P. No. 3-A (1))
at Hanaula, North Kohala, Island and County of Hawaii, State of Hawaii.
Being a portion of:
Grant 2744 to Makuaole and Hoolani.
Beginning at the Northwesterly corner of this parcel of land, being also the Northeasterly corner
of Lot 1 of Kynnersley Road Tract 2 (File Plan 659) and being a point on the Southerly boundary of Lot
3 of Kynnersley Road Tract 1 (File Plan 651), the coordinates of said point of beginning referred to
Government Survey Triangulation Station"PUU O NALE" being 11,995.03 feet North and 10,661.07 feet
East and running by azimuths measured clockwise from True South:
Thence, for the next six (6) courses following along the remainder of Grant 2744 to Makuaole
and Hoolani:
1. 290° 34' 1,119.35 feet along Lots 3 through 18, inclusive, of
Kynnersley Road Tract 1 (File Plan 651) to a point;
2. 31° 40' 72.95 feet to a point;
3. 288° 50' 150.00 feet to a point;
4. 31° 40' 357.53 feet along Lot 4 to a point;
5. 116° 15' 11" 1,166.13 feet to a point;
6. 195° 39' 303-46 feet along Lots 5, 4, 3, 2 and 1 of Kynnersley Road
Tract 2 (File Plan 659) to the point of beginning and
containing an area of 9.840 Acres.
- 4 nL T. Y,. \
WES THOMAS ASSOCIATES
uc=-r,
U PROFE?
LAN'.tJ:JHi R V
IANL ~
y+ SURVEYOR tr/
NO. tiq 433,
t'- Chrystal Thomas Yamasaki
t't'Hff, U Licensed Professional Land Surveyor
Slate of Hawaii Certificate No. LS-4331
75-5749 Kalawa Street
Kailua-Kona, Hawaii 96740-1817 WES THOMAS ASSOCIA 7ES
TMK: 5-4-06: 21 (3rd Division) ,a,n
July 16, 1997 7557,39 KAWwa 111 •P111Id Knna H1wo1j 96",30r817
9-14
Figure No. 13:
Legal Description of the Petition Area, Parcel 36
Traditional Neighborhood Development, North Kohala, Hawaii
PROPOSED CHANGE OF ZONE
FROM RS-15 TO RS-10
LOT 14
OF KYNNERSLEY ROAD TRACT 1 (FILE PLAN 651)
Land situated on the Southerly side of the Hawi-Niulii Road (F.A.S.P. No. 3-A (1)) at Hanaula,
North Kohala, Island and County of Hawaii, State of Hawaii.
Being a portion of:
Grant 2744 to Makuaole and Hoolani.
Beginning at the Northwesterly corner of this parcel of land, being also the Northeasterly corner
of Lot 13 of Kynnersley Road Tract 1 (File Plan 651) and being a point on the Southerly side of the
Hawi-Niulii Road (F.A.S.P. No. 3-A (1)), the coordinates of said point of beginning referred to
Government Survey Triangulation Station"PUU O NALE" being 11,906.18 feet North and 11,450.12 feet
East and running by azimuths measured clockwise from True South:
1. 290° 34' 64.39 feet along the Southerly side of the Hawi-Niulii Road
(F.A.S.P. No. 3-A (1)) to a point;
Thence, for the next three (3) courses following along the remainder of Grant 2744 to Makuaole
and Hoolani:
2. 20° 34' 194.00 feet along Lot 15 of Kynnersley Road Tract 1 (File
Plan 651) to a point:
3. 110° 34' 64.39 feet to a point;
4. 200° 34' 194.00 feet along Lot 13 of Kynnersley Road Tract 1 (File
Plan 651) to the point of beginning and containing
an area of 12,492 Square Feet.
r\\ WES THOMAS ASSOCIATES
- ,rQ ! 1CF_rBED
yG~ `
U P"DFeE O."Al I ~
t/~nID I I
>t sugvsyoA j / Chrystal Thomas Yamasaki
Mo. asst / Licensed Professional Land Surveyor
h9tygN V 5? State of Hawaii Certificate No. LS-4331
75-5749 Kalawa Street
Kailua-Kona, Hawaii 96740-1817 WES THOMAS ASSOC/A 7ES
TM K: 5-4-06: 36 (3rd Division) Land Sidi -ewes
July 16, 1997 755709 nalawa Stii'vt Kadoa+nna H,,aw 9674C)1817
9-15
Figure No. 14:
Legal Description of the Petition Area, Map
Traditional Neighborhood Development, North Kohala, Hawaii
rl~ium~ 1 -pct . \
1 . n n ~ . f
f~ I
I
• L?1lPI
4V $IM111.1f
l0) 1. P' /.TM[1Rl[Y Iq~p )MK) l (.1l! ftAV !!I)
A.q v Porlun .I GMI ry YMUaeM vM Mee/p.~ _ q+~
T .M I M1M)ILW LY LY4V) l0 YNIMR! I/A MIYMAb
' II IluraW..VU.T kNW Z ' .
_ J l - nMb w.e Ceunh el W.w. SM..1 Me.e:
Scum: Wm Thomas Aa tft
9-] 6
Figul No. 15: Contiguous ,and use
Traditional Neighborhood Development, North Kohala, Hawaii
J RS-15
traditional single family
residential neighborhood 7Akoni Pule Highway
v
m
¢ Petition Area
d
Ul
d
C
C
Y
RS-15
traditional single family
residential neighborhood
RS-15
newer single family
residential neighborhood
A-20a
open field cleared
9 100' 200' W
9-17
Fibare No. 16: Public Fat..Lities
Traditional Neighborhood Development, North Kohala, Hawaii
~ _ NM~MemeM Porh
Ndxu Mgn b '^'E ~ ~
Eknentarv Sc H'U lMnry
r - Petitic Area N h ~ CNk Caber
pd. Dent -7
J F. De
i
f 1
Source: County of Hawaii. Planning Depv4nent North Kohda CDP,1984
(m
9-18
f
FigL._ z No. 17: Existing Ro.Jways
Traditional Neighborhood Development, North Kohala, Hawaii
Primary Road Secondary Road Agricultural Road
i
lee
a
* Petition Area _
i i
= J
e ~ jl
1 1
Source: County of HawaiL Kohala CDP, Hawi K"au Urban Dmlgn Study, 1477
1 5001 1 1 1 1
9-19
Fibure No. 18: Water SyS,em
Traditional Neighborhood Development, North Kohala, Hawaii
Proposed General Arrangement Plan Kohala Water Transmission System
runt-
rvtnm rtrot
rwr t - r•urmaon rnnnrt
rnwrnon nvareta -rrt
(m. Clr. b0 e't u.u. n
1~ Petition Are
• • • may--. nua v -
rmota OarGl
LLiOMIit
rneea t - w
NNlLTN111RlL1f001
~ Im. M. sw e'1 1
.rne ..Y•nrne
• 1 ed. NTf!
• r.ua v Ooi srta
Y
rout 1 -
murtrr •A~
numrmnv PPGD~a
i.
u~.. n
vemt-
ruaauw vasam arnxrou
vm (Or. M. wo't
ruat-
yr~®.u rvvmtu ntetmrvu
~em la. M. at•')
t
a~
Sours: Ly d Study Bureau. 1965
0' 5000' 10000' .
9-20
Figui.. No. 19: Topographic cite Plan
Traditional Neighborhood Development, North Kohala, Hawaii
Akoni Pule Highway
530'
-(-T- 77 IZ7
540'
-550'
580'-
\570'
-560'
7-1
0' 100' 200' 300'
9-21
.gure No. 20: Soils M".,)
Traditional Neighborhood Development, North Kohala, Hawaii
RR
KpA
KhAE KhA Re-
1
KStC
- _ -4Y
w, •11. _ • O \ T _.~.1
Hawi ' K6hela-" _ ` ;
Schools
AKANi P Gyw. - ;f _ _a(' ± - KhA
Knc HonO akaYl 1 KnA !
-KhA
KhA
a~ Knp . KIiC
aI `w
%
KhE' KhP ~Uf • - -
T ! ~ s
KhC
I\ ` ` Jrl'A.C RBA ,,RB:~ i~
AaD
PaC I\VI laC AaC
K.hC
/I n ^
Re
1 Yj .r A.C
C' ;
fj err
AaO
~AaO r j~^
A.C
AaD
r ~ l
l r
AaO
AaC V7
AAC
Source: U.S. Department of Agriculture, Soil Cana fffdon SeMm,1973
om .
9-22
Figure , . o. 21: Agricultural Pk ductivity
Traditional Neighborhood Development, North Kohala, Hawaii
rte. ' ,e
I( ?.y V~' g~,',~ 611x1
r ~F ~ ..f8 f4i
8114 i M1 q, fe _
fM ¢
r 3, un`p>sr `vt= B 1141 Y2 '3173-
r
C114
r
'400
x ~ 'C114 _
t41 ; i - i RLay Bltgl ' v
' 6115'r - ~ a e-:4.. C 114
_ w.
a r C2 " •Ct 'Y ~t'i C 1
"mot"- D ~ d _ d _ - ,a~' _ • _ _
c 3 ~ 4W .m a 6C0
~ 03 i / D M r• ..c a • ac C2
Sours: Land Study Bureau, 7965
0' 7000' 2W(Y
9-23
Figure o. 22: Letter from Ar`.taeologist
Traditional Neighborhood Development, North Kohala, Hawaii
A" Ilium Bftrrrrw. Jr.
Gnsuhing Arrhurologia
P. D. B,., 2649 ? l:emnrl 111 95743
P6: 385-7252 • FAX: 885-1694
June 2. 1997
Mr. Michael Riehm
Riehm Owensbv
P. O. Box 390747
Kailua-Kona. HI 96739
Subject: Archaeological Fieldwork at Hanaula. North Kohala
Dear Mr. Riehm:
We have completed an archaeological walk-through reconnaissance survey of two parcels at
Hanaula. North Kohala, consisting ofTMK (3) 54-06: 21 & 36. Parcel 21 is 9.833 acres in size.
and is presently being used for pasture. It has plainly been cleared of all vegetation as evidenced
by push piles of bulldozed trees, and at present is covered with ankle-high grass. Parcel 36 has
served as the roadway for access to the pasture of Parcel 21. Trees and waist-high grass are
present, although most of the parcel was inspected with little difficulty.
The walk-through reconnaissance consisted of a complete pedestrian inspection of both parcels.
No evidence of any historical or archaeological features or sites was seen.
It is my opinion that development of the parcel may proceed without any need for an intensive
archaeological survey, as the project will have no adverse impact on any historical or
archaeological remains.
If you have any questions. please do not hesitate to call me.
Sincerely yours.
William Barrera. Jr.
9-24
Figu.,: No. 23: Masterplan oncept
Traditional Neighborhood Development, North Kohala, Hawaii
Akoni Pule Highway
24 34
25 26 27 26 29 30 31 1 2 3 4 " - '
33 5
23 k
32
1
- 22 21 20 19 ~ ~
L.. 16 17 16 75 7
14 13
12 11 10 9
6~
T-I
0' 100' 200' 300'
9-25
Fi6are No. 24: Project En..ance
Traditional Neighborhood Development, North Kohala, Hawaii
Akoni Pule Highway
landscaped divided medium strip
I
divided lanes in and out one way
landscaping at edges
um.
9-26
Fig.~ze No. 25: Landscape heme
Traditional Neighborhood Development, North Kohala, Hawaii
Akoni Pule Highway
project entrance
street trees -
lfff I .'y..~ R.
T~ y
landscaped open space
landscaped open space
r
7-1
0' 100' 200' 300'
9-27
Fig are No. 26: Street Character
Traditional Neighborhood Development, North Kohala, Hawaii
Comment:
The central theme of the street design is the provision of landscaping and the use of
street trees to create a sense of spatial enclosure. The landscaping will create an
intimate spatial environment at the street that will encourage pedestrian activities
and social communication.
SECTION
1
spatial enclosure
~ i
i 1
1 ~
i
street tree
J
pavement
right of way
paverrient line
tandscapad r o w-
streettree
StrQet ~
0
d
3
F..
PLAN
o, s1 to• 1
9-28
CHAPTER TEN
Appendix
APPENDIX "A" Preliminary Evaluation Drainage Study
10-2
PLANNED UNIT DEVELOPMENT
NORTH KOHALA, HAWAII
PRELIMINARY EVALUATION
DRAINAGE STUDY
TMK (3)5-4-006:21 & 36
MARCH 20, 1997
PREPARED FOR:
NORTH KOHALA LAND COMPANY
JpE E. WjjC
LICE 0 F9
PROFE NA
* EN ER
-C
P
gWau, ~s
PREPARED BY:
WITCHER & ASSOCIATES INC.
74-5588 C PAWAI PLACE
KAILUA-KONA, HI 96740
(808)334-0322 (808)334-0831 Fax
TABLE OF CONTENTS
1. INTRODUCTION AND PURPOSE I
II. PROJECT DESCRIPTION I
III. METHODOLOGY ..........I
IV. DISCUSSION ..........................................................2
Table I Curve Number (CN) Computations 3
Table 2 Peak Runoff Computations 4
V. CONCLUSION .........................................................5
APPENDIX A MAPS
A. I Location Map
A.2 Tax Map Key (TMK) Map
A.3 Precipitation Values for 100-Year 24-Hour Rainfall
AA USGS Map with Study Area Superinposed
APPENDIX B DEFINITIONS
APPENDIX C SOIL PROPERTIES AND RUNOFF CURVE NUMBERS (CN)
C.1 Soil Survey Map
C.2 Soil Properties Index
C.3 Runoff Curve Numbers for Various Cover Types
APPENDIX D SCSITYDRO COMPUTER MODEL FOR TOTAL DRAINAGE AREA
D. I Existing Condition
D.2 Proposed Condition
APPENDIX E SCSITYDRO COMPUTER MODEL FOR PROJECT AREA
E. I Existing Condition
E.2 Proposed Condition
APPENDIX F SCS PEAK DISCHARGE FOR TOTAL DRAINAGE AREA
F. I Existing Condition
F.2 Proposed Condition
APPENDIX G SCS PEAK DISCHARGE FOR PROJECT AREA
G. I Existing Condition
G.2 Proposed Condition
I. INTRODUCTION AND PURPOSE
The purpose of this preliminary drainage study is to identify and quantify runoff within the
proposed subdivision area as well as the surrounding area. It should not be construed to be
a design report.
II. PROJECT DESCRIPTION
The proposed subdivision, TMK (3)5-4-006:21 & 36, is located mauka of the Hawi Niulii
Road near Kynnersley Road in North Kohala. The property is a currently undeveloped 9.8
acre parcel behind the lots fronting on the Hawi Niulii Road. It will utilize one of the lots on
Hawi Niulu Road as access. This lot consists of 0.32 acres making a total of 10.12 acres for
the project. In the past the property has been used for sugar cane and pasture. The current
ground cover is heavy brush and weeds. The property ranges in elevation from 535 feet to
580 feet with the watershed above the property having approximately 320 feet of fall in 5,000
feet. There are thirty-four (34) lots planned for this parcel.
III. METHODOLOGY
Various definitions and discussion of hydrologic concepts are located in Appendix A.
Hydrology work was done in accordance with Natural Resource Conservation Service
(NRCS), formerly SCS, methodology using SCS peak discharge. Hydrographs were also
computed using SCSITYDRO which give similar results as SCS Technical Release 20. This
was done for peak comparisons. Soil groups were determined using SCS classifications. Soil
Page 1 of 5
types were examined. Utilizing the "Island of Hawaii Soil Survey" prepared by the SCS,
these were determined to be KhA Kohala; KhC, Kohala; and AaC, Ainakea. All these soil
types belong to Hydrologic Soil Group B. Based upon the ground cover, a curve number of
61 was used for the pre-project condition. Times of concentration were determined by the
upland method. A curve number for the developed subdivision was determined to be 74.
This is a composite curve number based upon 3.57 acres of impervious area when the
subdivision is developed. This number takes into consideration roofs, driveways, sidewalks
and streets. Runoff from the proposed subdivision areas as well as the total drainage area was
calculated.
IV. DtscusstoN
The total drainage area contains approximately 86 acres and lies between Kynnersley road and
Hanaula Stream. The peak runoff for the 100-year event was determined to be 158 cfs prior
to development and 172 cfs after development (153 and 166 respectively using SCSITYDRO)
when the drainage area was taken in total. This gives a difference in peak of 14 cfs. If only
the subdivision is considered, the runoff pre-development is 29 cfs and post-development, 43
cfs (29 and 45 respectively using SCSITYDRO). Since the County Code requires that the
difference in runoff from pre-development to post-development must be retained onsite, it
would appear that 24 cfs must be retained onsite for the 100-year event. This can be
accomplished by installing four (4) drywells. In reality, the total runoff from the property will
be reduced since the drywell will be accepting runoff throughout a storm rather than just
f
during the peak of the storm.
The runoff from ofI'site, difference between 158 cfs and 29 cfs, must also be handled and
routed through the subdivision. How this is accomplished will be addressed during the design
process.
Page 2 of 5
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Retention onsite can be accomplished in a number of ways, drywells being only one. Basins
can be built into the landscaping which will retain the difference in volume of runoff between
pre- and post- development. Also, various combinations of planting practices, drainage
structures and facilities can be utilized. These can be identified during design.
V. CONCLUSION
Any increase in storm runoff on the subject parcel will be contained onsite as required by
Hawaii County Standards. A system of drywells and other mitigative measures will be
utilized to contain the increased runoff. It is anticipated that the end result will be less runoff
from the property than currently occurs.
Page 5 of 5
APPENDIX A
MAPS
t
N
LOCATION
w E
N RTH
KOH A S
HONOkM
50
kAwwAE WAW 19
SOUTH
KOHALA /
NORTH HILO
19 190 HAMAKUA / - /
NORTH KONA SOUTH HIL0 HLO
KNLUA
\ 130
PAHOA 132
1 \ PUNA
OUTH/
KONAi \
11
•I
KAU
l
1
tt
/
NAALEHU
WITCHER & ASSOCIATES LOCATION MAP
24-5558C P..oi Place Consulllnq Civil Enq,nee..
koiloo X.no. HI 96740 Conn buc Goy Monayera
(808) 334-0322
APPENDIX A. i
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APPermtx A.2
Pre otlon values for Hawaii-100-year 21 jr rainfall (inches)
PROJECT SITE
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USGS Map with Study Area Superinposed a
v~ ' - a APPENDIX AA
Ae,
i
APPENDIX B
DEFINITIONS
a
DEFINITIONS
100-year Event. It is the storm that can be expected to occur at any time with a 1% probability of
occurrence. See Appendix A.3 for precipitation values for Hawaii.
Cover Type. Cover type refers to the surface of the land and what is covering it; such as vegetation,
bare soil and impervious surfaces. Soil cover in a fully developed urban area is considered in a
different category than that in a rural or agricultural area. Factors involved in determining cover for
an agricultural area are the following:
Bare soil
Row crops, straight rows, contoured, etc
Small grain crops
Close seeded or broadcast or rotation meadow
Pasture, grassland, or range
Meadow, continuous grass, not grazed
Brush, brush-weed-grass mixture with brush the major element
Woods-grass combination (orchard or tree farm)
Woods
Farmsteads, buildings, lanes, driveways & surrounding lots
Drainage Area. The surface area of the watershed draining into a stream at a given point, usually
expressed in square miles or acres.
Nyrbologic Condition. Hydrologic condition indicates the effects of cover type and treatment on
infiltration and runoff and is generally estimated from density of plant and residue cover on the sample
areas. "Good" hydrologic condition indicates that the soil ususally has a low runoff potential for that
specific hydrologic soil group, cover type and treatment. Some factors to consider in estimating the
effect of cover on infiltration and runoff are (a) canopy or density of lawns, crops, or other vegetative
areas; (b) amount of year-round cover, (c) amount of grass or close-seeded legumes in rotations, (d)
percent of residue cover; and (e) degree of surface roughness.
Peak Runoff. Represents the highest concentration of runoff, recorded in cubic feet per second.
Runoff Curve Number (CN). A curve number is a dimensionless number of 100 or less that relates
runoff to the soil cover complex of the watershed. Higher numbers mean greater runoff. Curve
numbers describe average conditions that are useful for design purposes.
SC,V Peak Discharge. A computer-assisted, hydrologic method for determining runoff developed
by the Soil Conservation Service (Now Natural Resource Conservation Service) based upon
observation and field experience.
Page I of 3
Soil Groups'. For hydrology purposes, soils are classified according to the minimum rate of
infiltration obtained for bare soil after prolonged wetting. Infiltration occurs at different rates through
different soils, ranging from soils having high (A) to very low (D) infiltration rates. These groups are
as follows:
Group A soils have low runoff potential and high infiltration rates even when thoroughly
wetted. They consist chiefly of deep, well- to excessively drained sands or gravels and have
a high rate of water transmission (greater than 0.30 in/h).
Group B soils have moderate infiltration rates when thoroughly wetted and consist chiefly of
moderately deep to deep, moderately well drained to well-drained soils with moderately fine
to moderately coarse textures. These soils have a moderate rate of water transmission (0.15-
0.30 in/h).
Group C soils have low infiltration rates when thoroughly wetted and consist chiefly of soils
with a layer that impedes downward movement of water and soils with moderately fine to fine
texture. These soils have a low rate of water transmission (0.05-0.15 in/h).
Group D soils have high runoff potential. They have very low infiltration rates when
thoroughly wetted and consist chiefly of clay soils with a high swelling potential, soils with
a permanent high water table, soils with a claypan or clay layer at or near the surface, and
shallow soils over nearly impervious material. These soils have a very low rate of water
transmission (0-0.05 in/h).
Soil Types2. Using the "Island of Hawaii Soil Survey" prepared by the Soil Conservation Service
(Now called Natural Resource Conservation Service), soils for the subject area were determined to
be in the Ainakea Series and the Kohala Series.
Ainakea series consists of well-drained silty clay loams that formed in volcanic ash and are
underlain by basic igneous rock. These soils are gently sloping to steep. They are on uplands
at an elevation ranging from near sea level to 1,800 feet. The annual rainfall is 60 to 90
inches and is well distributed throughout the year. The mean annual soil temperature is
between 68° and 71 ° F. The natural vegetation consists of guava, hilograss, and Christmas
berry. These soils are in the same general area as Kohala and Niulii soils.
Ainakea soils are used for sugarcane and macadamia nuts and as homesites.
Kohala series consists of well-drained silty clays that formed in material from basic igneous
rock influenced by volcanic ash. These soils are nearly level to steep. They occupy the
coastal areas of the Kohala Mountains at an elevation from near sea level to 1,500 feet. They
receive from 40 to 60 inches of rainfall annually, and their mean annual soil temperature is
between 72° and 74° F. The natural vegetation consists ofKoa haole, lantana, guava, and
Christmas berry. These soils and Ainakea and Hawi soils are in the same general area.
Page 2 of 3
n
Kohala soils are used mostly for sugarcane. Small areas are used for pasture, orchards, and
truck crops.
Time of Concentration. The time, in hours, it takes water from the hydraulically most distant point
to reach a watershed outlet. It is computed by summing the times it takes water to travel through the
different components of the subarea drainage system.
Treatment. For agricultural lands, treatment describes how the lands are handled; i.e., contouring,
terracing, management-crop rotations, reduced or no tillage.
Upland Method. Method of estimating runoff for undeveloped areas less than 2,000 acres for a
broad set of conditions ranging from heavily forested watersheds with steep channels and a high
percent of the runoff resulting from subsurface or inter-flow and meadows to smooth land surfaces
and large paved parking areas.'
1. Soil Conservation Service, Engineering Division, Urban Hydrology for Small Watersheds,
Technical Release 55, U.S. Department of Agriculture, Revised June, 1986
2. Soil Conservation Service, Soil Survey of Island of Hawaii, State of Hawaii, U.S. Department
of Agriculture In Cooperation with University of Hawaii, Issued December 1973
Page 3 of 3
APPENDIX C
SOIL PROPERTIES AND
RUNOFF CURVE NUMBERS (CN)
k I •..J~-l - x U °
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PROJECT AREA
A
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a
it Properties Related to Erosion and Sef tation
For the Island of Hawaii 1/
July 1993
Soil Soil Series or Erosion Factors Hydrologic Erosion
SyWmt Miscellaneous Land Type K T Group Resistance Group
2/' (t/a/yr)
AFD APAKUIE 0.17 5 A IV
ASO APAKUIE 0.15 5 A IV
p Aac AINAKEA 0.10 3 B II <
AaD AINAKEA 0.10 3 B 11
AaE AINAKEA 0.10 3 B 11
AkC AKAKA 0.05 5 A I
AkD AKAKA 0.05 5 A 1
AIC ALAPAI 0.05 5 A 1
AID ALAPAI 0.05 5 A 1
AIE ALAPAI 0.05 5 A I
Apo ALAPAI 0.05 3 A I
SH BEACHES 0.05 5 A
FL FILL LAND 0.10 3 C
HCO HANIPOE 0.10 5 B III
MOD HANIPOE 0.17 5 B III
HFD HANIPOE 0.10 2 C III
NFD ROCK OUTCROP 0.02 1 D
HHC HEAKE 0.17 1 D 11
HHC ROCK OUTCROP 0.02 1 D
HKC HEAKE 0.17 1 D 11
NKC ROCK OUTCROP 0.02 1 D
HBO NONAUNAU 0.05 2 C 1
HRD NONAUNAU 0.05 2 C I
NRD ROCK OUTCROP 0.02 1 D
HID HONOKAA 0.05 5 A 1
HIE HONOKAA 0.05 5 A I
HUD MONUAULU 0.05 3 A 11
BVD HONUAULU 0.05 3 A IT
HaA NAUI 0.17 5 B 11
Mac NAUI 0.17 5 B 11
NeC NAUI 0.10 5 B 11
b HIC NILEA 0.05 1 D I
Hoc HILO 0.05 5 A 1
NOD HILO 0.05 5 A 1
HoE HILO 0.05 5 A 1
Nsc HONOKAA 0.05 5 A I
"so HONOKAA 0.05 5 A 1
HSE HONOKAA 0.05 5 A 1
KSC KAALUALU 0.10 3 A IV
KCD KANUA 0.10 3 D 1
KDD KAIBALIU 0.10 3 A 111
KEC KAINALIU 0.10 3 A III
KGC KAMAKOA 0.17 5 R IV
KIC KAMAOA 0.17 5 B IV
KJC KAMAOA D.17 5 B 1V
KKC KAMAOA 0.10 5 B IV
KLC KAPAPALA 0.17 3 B 111
KLD KAPAPALA 0.17 3 B 111
KMO KAPAPALA 0.15 2 C III
KMD ROCK OUTCROP 0.02 1 D
KNC KANAIHAE 0.17 2 C IV
KOC KAUAIMAE 0.17 2 C IV APPENDIX C.2
1
r Sail Properties Related to Erosion and Sedisentatfon
For the Island of Hawaii 1
July 1993
Soil Soil series or Erosion Factors Hydrologic Erosion
Symbol Miscellaneous Land Type K T Group Resistance Group
(t/a/yr)
KOC ROCK OUTCROP 0.02 1 D
KPO KEALAKEKUA 0.05 2 C i
KRO KEALAKEKUA 0,05 2 C I
KSO KEALAKEKUA 0.05 2 C 1
KILL KEEKEE 0.10 5 B 1V
KVC KEHENA 0.10 2 C 1
KXC KIKONI 0.17 5 B III
KYC KIKOHI 0.10 2 B III
KZO KILOHANA 0.10 4 A 1V
KaC KAIYIKI 0.05 5 A I
K&O KAIwIKI 0.05 5 A I
KaE KAINIKI 0.05 5 A I
KfA KIKONI 0.17 5 B III
-~j KhA KOHALA 0,17 4 B 111 a,
^y. Khc KOHALA 0,17 4 a III 1 -
KhD KOHALA 0,17 4 B 111
KhE KOHALA 0.17 4 B 111
KuC KUKAIAU 0.17 5 A 11
KUD KUKAIAU 0.17 5 A 11
KuE KUKAIAU 0.17 5 A 11
Kt0 KUKAIAU 0.17 3 C 11
LAD LAUKAIA 0.17 5 B 111
LUC LAUKAIA 0.10 5 a 111
HHC MAHUKONA 0.17 3 B 11
NKC MANUKONA 0.15 3 a 11
MLD HAILE 0.10 5 A 111
1111D MANAHAA 0.10 2 C I
FIND MANAHAA 0.05 2 C I
MT MIXED ALLUVIAL LAND 0.10 5 B
MaA HAILE 0.10 5 A 111
Hoc MOAULA 0.10 5 A 11
moo MOAULA 0.10 5 A 11
NOE MOAULA 0.10 5 A 11
Mac NAALEHU 0.17 5 a 111
NaD NAALEHU 0.17 5 B III
NaE NAALEHU 0.17 5 B 111
NhD NAALEHU 0.20 2 C III
NhD ROCK OUTCROP 0.02 1 D
NIC NIUL11 0.10 2 C 1
NLD NIUL11 0.10 2 C I
NlE NIULII 0.10 2 C 1
OHC OHIA 0.05 5 A 1
OSD CHIA 0.05 2 A 1
Oac OLAA 0.05 2 A I
OLD OLAA 0.05 2 A I
DOC OOKALA 0.10 4 A 11
OOD ODKALA 0.10 4 A 11
OoE OOKALA 0.10 4 A 11
PKB PAKINI 0.43 5 a IV
PLC PALAPALAI 0.17 5 B III
PMC PALAPALAI 0.17 5 a III _
PNO PIIHONUA 0.05 5 A I
2
P
A Properties Related to Erosion and Sed ation
for the Island of Hawaii 11
July 1993
Soil Soil Series or Erosion Factors Hydrologic Erosion
Symbol Miscellaneous Land Type K T Group Resistance Group
2/ (t/a/yr)
POD PIIHONUA 0.05 5 A 1
PPC PUAULU 0.10 5 A I
PRO PUNOHU 0.10 5 A III
PSC PUIIKALA 0.05 1 D i
PIC PuUKALA 0.05 1 D 1
PTC ROCK OUTCROP 0.02 1 0
PUC PIA) 00 0.10 5 A I I I
PVD PUU PA 0.10 3 A 1V
PVF3 PIA) PA 0.10 3 A IV
PWD PIA) PA 0.20 3 A IV
PeC PAAUHAU 0.17 4 A 11
Pao PAAUHAU 0.17 4 A II
PaE PAAUHAU 0.17 4 A II
PeC PANAEUA 0.05 1 D 1
PeC ROCK OUTCROP 0.02 1 D
RB ROUGH BROKEN LAND 0.05 2 C
Tr TROPAOUEPTS 0.10 5 D
LMD UMIKOA 0.17 5 8 III
USO UMIKOA 0.10 5 8 III
WAC WAIAHA 0.20 1 D IV
WAD WAIAHA 0.20 1 0 IV
WHC WAIAHA 0.10 1 D IV
WKD ROCK OUTCROP 0.02 1 D
WKD WAIAHA 0.20 1 D IV
WLC WAIKALOA 0.17 5 8 1V
WMC WAIMEA 0.17 3 8 IV
WSO WAIMEA 0.10 3 8 IV
FAK AKAKA 0.05 5 A - I
rAM AMALU 0.05 2 D i
rAR AMALU 0.05 2 D I
rAR ROUGH BROKEN LAND 0.05 2 C
rCL CINDER LAND 0.00 5 A
rHID HUIKAU 0.17 5 A IV
rHiD2 HUIKAU 0.17 5 A IV
rHLO HUIKAU 0.10 5 A IV
rHP HYDRANDEPT 0.05 5 A
rHP LITHIC TROPOFOLISTS 0.02 1 D
rHP TROPOFOLIST 0.02 3 A
` rKAD KAHALUU 0.02 1 D )
rKAD ROCK OUTCROP 0.02 1 D
rKED KA I MU 0.02 3 A 1
rKFD KEAUKAHA 0.02 1 D I
rKFD ROCK OUTCROP 0.02 1 D
rKGD KEEI 0.02 1 D I
rKGD ROCK OUTCROP 0.02 1 D
rKHD KEKAKE 0.02 1 D I
rKHD ROCK OUTCROP 0.02 1 D
rKUC KILAUEA 0.10 5 8 111
rKXD KILOA 0.02 3 A 1
rKYO KONA 0.02 1 D 1
rKYD ROCK OUTCROP 0.02 1 0
rLLD LALAAU 0.02 3 A I
3
Soil Properties Nelateo to u'uaiwt o,
For the Island of Hawaii 1/
July 1993
Soil Soil Series or Erosion Factors Hydrologic Erosion
Symbol Miscellaneous Land Type K T Group Resistance Group
2/ (t/a/yr)
-
rLV LAVA FLOWS, AA 0.02 1 A
rLU LAVA FLOWS, PAHOEHOE 0.02 1 0
rMAD MALAMA 0.02 3 A 1
Mill MANU 0.17 2 C II
rMUD MAWAE 0.02 3 A 1
TOPE OPINIKAO 0.02 1 D 1
TOPE ROCK OUTCROP 0.02 1 D
rPAE PAPAI 0.02 3 A I
rPH8 PUHINAU 0.17 1 D III
rPXE PUNA 0.02 3 A 1
rPYO PUNALUU 0.02 1 D I
rPYO ROCK OUTCROP 0.02 1 0
rRO ROCK LAND 0.20 1 D
rVS VERY STONY LAND 0.10 2 C
1/ Replaces Table 15 in Erosion and Sediment Control Guide for Hawaii
(1981).
2/ A soil symbol that is repeated indicates the soil map unit has two
or more components. See the soil survey to obtain percentage of each
component, or make on-site determination.
s
4
c
Table 2.2a.-Itunoff curve numbers for urban areasl
Quve numbers for
Cover description hydrougic suit group-
Average percent
Cover type and hydrologic condition impervious areu° A 8 C 1)
Fully developed arban areas (vegetation established)
Open space (lawns, parks, gulf courses, cemeteries,
etc.)":
Poor condition (grass cover < 50%) G8 79 86 89
Fair condition (grass cover 50% to 76%)........... 49 69 i9 84
Good condition (grass cover > 75%) 39 Gl 74 80
Impervious areas:
Paved parking lots, roofs, driveways, etc.
(excluding right-of-way) 98 98 98 98
Streets and roads:
Paved; curbs and storm sewers (excluding
right-of-way) 98 98 98 98
Paved; open ditches (including right,uf-way) 83 89 02 93
Gravel (including right-of-way) 7G 85 89 91
Dirt (including right-ofway) 72 8? 87 89
Western desert urban areas:
Natural desert landscaping (pervious areas Only )4 63 77 85 88
tL•tificial desert landscaping (impervious weed
barrier, desert shrub with I- to 2-inch sand
or gravel mulch and basin borders) 96 96 96 96
Urban districts:
Commercial and business 85 89 92 94 95
Industrial 72 81 88 91 93
Residential districts by average lot size:
118 acre or less (town houses) 65 77 85 W 92
1/4 acre 38 fl 75 83 87
I1:1 acre 30 51 72 81 8r;
1/2 acre 25 54 70 80 85
1 acre 20 51 68 79 84
2 acres 12 46 65 77 82
Developing urban areas
Newly graded areas (pervious areas only,
no vegetation)" 77 86 91 94
Idle lands (CN's are determined using cover types
similar to those in table 2.20.
'Average runuff condition, and 1„ - 0.2S.
'The average percent impeninus area shown was used to develop the tongarsite CN's. Other im ovoptimms my as f dfims: impen iuux w ru:
are directly connected to like thainage nyslenr. iog)ervit'll, :leas hale a C'N of 98. and lierv;uus wvas are ruu..o lend equivalent l.. ~q,ru
rlr:rce in gravel hvdndugic cund;uun. CN'., fur other cumbinatiuu. of conditions may be computed using 6gun• 23m 24.
'C'N's : hua'n are e,luirdenl to lhU+e of pasture. Coml,l ite CN's may be computed fur other combinati.'.. of .'lh•n space a,a'rr t)-pe.
•C1onq.rsile CN'., fur owtund dr.r11 landscaping should be computed using figures 'L:f nr 2 4 bavrJ 'n lh,• nnpa-niuu+:ura prrceut.,gr lt'N
140 and the pen wits area C'N. The pervious area CN'., are assumed rqui, :dealt to desert Ain't) ill I.." h'dj"logiv
'Cum poAle CN's to use fur the design of Ieugnaa ly 111vasures during goading sold coastructu'a ,..'111.1 he rmrynned using ligure 3 1.
based 11n the degree of derefopnta•nl limperciuu., area percunlogu) and lhn CN's fur the newly graded pen iuu. aura:.
(210 VI'IT-55, Second Ed., June 1986) <
APPENDIX C.3
Table 2•21j.-Runoff curve numbers for cultivated agricultural lands,
C'urcc uuulbcrs for
Cover deSariptiun hydrologic soil group-
Hydrologic
Corer lype Treaunent, cundition' A B C U
Fullu\r Bare soil - 77 81; 91 14
Crop residue cover (CIO Pour 76 85 90 113
Gaud 74 K3 m 91)
Mm crop.: Straight ru\\• (SR) Puur i° 81 88 91
Gaud Iii 78 85 ri!1
SR + CR Puur 71 :10 b7 !NI
Gaud lit 75 82 2,15
Cuntuured(C) Pour 70 79 ria 88
Gaud 65 75 K1 MI;
C + CR Pilot- fi!) '78 &J b7
Goal lit N ril 85
Coloured S lerraced (CST) Poor 66 74 NJ 62
Gaud lie 71 78 ril
CST + CR Puur 65 73 79 81
Good lit 70 77 rill
Small brain SR Poor 65 71i 84 88
Goal 63 75 Ki 87
SR + CH Pour Zia 75 Ki rift
Good fill 72 841 tN
C Poor IA 74 8s 85
Goal lit 73 2,11 84
C + CR Pour lid 73 bi W
Good fill I_, NO Y:I
CST Pour lit 72 79 s°
Good 59 71) 7;1 1A
CST + CH Poor (iO 71 78 .41
Gaud Sri 69 77 rill
Cluse-SmIed SR pool. 66 7-0 85 M)
of- bruadcast Good 58 7Y lit 8.)
legumes or C Pour 64 75 ri:3 Ba
rutaliun Gaud 55 1i!) 1"1 Ki
meadow CST Paa• fi:I 73 rill Ki
Gaud 51 67 Ili ri11
'.ja crags ruaull rundiliuu, :.Ixl I, - 11:'5.
'1'.. y..r.."I... ...rr. applies o111r it re.i.hu' i, uo ..I Icasl .i'i ..I Ilse mllfaec Iluoogh.nn the \'.•:.1'.
-7I}.Iruh.gic rowhlinn is ha.-ed on r..ulhinalion .f li.cl.u> Thal :dlbcl inlilln'twil and run.df. including IM den..-in' and raw.pr 4%,.g. [Anv
al.•.... do .6116.64111 .d j1:11''r.nllid olr..'1'. Ill alaunnl .I gl:..:.n' d..... :N'e.1e61 Ieg61111e., ill I'..l41,x~, . (d) IMl'renl ut .raider wUl' .116 Ihr Luul n.nI..u Ig...d j 'Ira. and le) degree of e6niace Imlyhne...
inlila:diuu sold lend u. ion .:w• numil'.
Id,.7: euauulage ucerage and better Ih:m acer..gr iulillratiuu uud lend lu deerra.e ruaull.
2 11 (210 V1 '1'R 55, Second Ed., .lure 19811)
Table 2-2c.-Itunuff curve numbers for other agricultural lands,
Curve numbers fur
Cover descriptimi hPliolugic still group-
Hydrologic
Cover type condition A B C 1)
-53, Pasture, grassland, or range-continuous < Poor 68 79 86 89
forage for grazing.' Fair 49 69 79 84
Good i- 39 GI. E- 74 80
Meaduw-continuous grass, protected b omn - 30 58 71 78
grazing and genelAlly mowed fur hay.
Brush-brush-weed-grass mixture with brush Puur 48 67 77 :rf
the major element." Fair 35 56 70 77
Good 430 48 ti-') 73
Woods-grass cumbination (mchurd Poor- 57 Z) 82 ;Ili
or tree farm)." Fair 43 65 70 82
Good 32 58 72 79
Wtxxls.• Poor 45 bfi 77 M
Fail- 36 60 73 79
Good 430 55 70 77
Farmsteads-buildings, lanes, driveways. - 59 74 82 81;
and surrounding lots.
41centge wit tiff condition, will 1, = u.2S.
°I".": <alYI gnnulll cutter m he:nlit, glazed wIh nn mulch.
Flnr: :ill to 7a'.4 grnwul cucrr:uul nut Ilew.ily grazed.
G ..d: >74, ground Cutter and lightly ur only "ccasiuualk grazrd.
<50r$ Knnuld Cuter.
Fain: :A) It, 7b'4 Kr-uund cuter.
1:"i.1. > 75,4 gnmud curer.
`Actual cvule uunlbrr is Irss than :41: roue CN = ::111'"1 lutiuff cunlptitati"ns.
"UN's sh""o arm clnnputed for :urn.. '6111 Su'.1 )u.~ds mi'l :KYd gnlss IpaAlor) cuter. Other c"nlbiuatiuns .4 amdiliuu. nwy be c"uynlt ci
ImIll the ("N" Ili' uu.Is will p+uttire.
"1Fulrst litter. F1luill tires. aid bl'osll me Ir'tmVV.I 1)r h a%\ glaZalg or regular buruiug.
Fair. W...Is are Klxzed but u"I burord. and :una• liar>I litter curers the soil.
W.M.d., w pntlrcled fl'um glwntig.:uut litter and hru.11i ad gaatel). col cn. the soil.
(210 V1-TH-55, Second Ed., June 1986)
Table 2.2d.-Runoff curve numbers for and and semiarid rungelunds'
Curve numbers I'm
Cover description hpdrulugic suit grmtp-
Hydrologic
Cover type condition' A3 B C D
Herbaceous-mixture of grass, weeds, and Poor 80 87 93
low-growing brush. with brush the Fair 71 81 89
minor element. Guod 62 74 65
Oak-aspen-mountain brush mixture of ouk brush, Poor 60 74 79
aspen, mountain mahogany, bitter brush, maple, Fair 48 57 ri3
and other brush. Guud 31) 41 48
Pinyomjuniper-pinyon, juniper, or both; Poor 75 ifs 89
grass understory. Fair 58 73 tlU
Good 41 (it 71
Sagebrwh with grass understory. Pour 67 81) 85
Fair 51 03 71)
Guud 35 47 55
Desert shrub-major plants include saltbush, Poor 63 77 85 88
greasewood, creasotebush, blackbrush, bursage, Fair 55 72 81 b1i
palu verde, mesquite, and cactus. Good 49 88 79 84
'Aravuge rvtwff condition, and 1. = U._'J. Fw r.uge in humid r'egiuu>. u..e Whir _c.
3h.w.. <31n glvaml Nver flitter. giu,.. and bl'msh urrt~dnyl.
Ynu': 3U to AN grvumd curry.
> 7ur4 ground tv%er. -
4Cuvr numbers lur grvrtp A have here dereluped unlr fur desert .herb.
2-8 (210 V1-TH-55, Second Ed., June 198(1)
J
APPENDIX D
SCSITYDRO COMPUTER MODEL
TOTAL DRAINAGE AREA
F'at n: L: \ LHmri
File: HAWBEb n' IT 13, 177 . 3-12-'a7 4: 31-1::;0 pm Faye 1
1***r;r;r*,ta~r***r ***a ir. *,r* k=~r* SCSITYDRO krtrrK rr***+s*****~~*x r~*kk,
*
**it**********ira************+: Version 1.211 **********a**-***-**a***-***;
*
* ******++t+ FOMF'UTEF'--AIDED HYDROLOGY HYDRAULICS
*
PROJECT: HAWI
User: Bruce E. Witcher, P.E., Witcher 8 Associates Inc.
Date: 03/12/97 Wednesday
Time: 16:30:28
Input: CAHHDATA\HAW86B.DAT
output: HAW86B.OUT
HYE-10GRAPH INFORMATION
RAINFALL HYETOGRAPH: SCS TYPE I
RAINFALL DURATION: 24.1-)0 Hours
RAINFALL DEF'TH: 12.00 Inches
RAINFALL HYETOGRAPH,
SCS TYPE I
Time CHOUrs?, Total Depth ilrclesi:
[u?il, 01-1 _.C) iil 42 4.C)i1('), .91 G.(M-W, 1.501
7, 000, 1 . B7 B. (K-H-) ^,3 B. 50C) , 63 D. 11/ )1-3.05
9.5(-)f), 3.64 9.75/1, 4.34 li),C)C)Cl, E. iB (((.5()1-7.1-11/
11.000, 7.49 11.51)0, 7.85 11.715[1, 8.03 12 8.18
12. 5Cu), 8.47 13. C)C)C/ 8.7-- 13. 5(')('), B. 9B 14. C)C)i l 9.21-)
1 E. C)Oi), y. 9E 21-). C)i 10, 1 1 . 1 1 24. 1-)0 12.. -
1;riF+;r**a**#;r*ik;r+;t**it iF iF iFlF if it *-if it iF it .t SC'SITYDRO if iF it iF iF 3t fV iF*iFk*iF ihk,r*iF)F itkM if**,r )F
* +t*at***** Version 1.2ir * * ~**rr * **~x*r**r
* FOMPUTER-AIDED HYDROLOGY HYDRAULICS * *
*
PROJECT. HAWI
User: Bruce E. Witcher, P.E., Witcher 8 Associates Inc.
Date: 03/12/97 Wednesday
Time: 16:30:28
Input: CAHHDATAWAW86B.DAT
Output: HRW86B.OUT
SUBAREA DATA
TIME: OF RUNOFF
SUBAREA AREA F:ONi.:ENI'F'AlION CURVE BASEFLOW
Ill NO mil) frsi NUMBER Ccfsi DOWNSTREAM CHANNELS
- -
- APPENDIX D.1
1- at n: L : \ k.- Wirt
File: HAWBEB n'H 13,177 a.. -3--12, -37 4:30:30 pm Page
ii
BE .13 1.=f3 (J.
lxxxxaxx* ********+~txx*~+****+x* SGSITYDRO *+*++xx *xx ++rr++x~x*x+r+x+
xx+x******x*+*+~**+**+****++** Version 1.<il *~*x~rxx*~x~xxxxxxx*+*wx
x
xx*x************xx COMPUI ER-AIDED HYDROLOGY & HY)RAULIC::S
PROJECT: HAWI
Input: CAHHDATA\HAWGGB.DAT
Out put : HAWE3E1D. OU I
SUBAREA BE SUBAREA HE SUBAREA BE SUBAREA 131
AREA (square miles) 1
'TIME OF CONCEN-(F::ATION 1.2,0
RUNOFF 1`URVE NUMBER E1.00
BASE FLOW f s:)
DOWNSTREAM -:HANNELS
SUBAREA RUNOFF (cfs)
- - - - - -
TII.tE: h . 00 h- i15 1 C) 4 . 15
(hrs) firs h r s firs firs firs hrs firs h r s hrs hr
00 1
1.:11 i
2.50 1
J. UU i
J. Jl1
4.00
4.56 i
5. lll) 1
5..JII i
6.00 1 1 1
E.50 1 1 1 1 1 2 -
4
7.00 1 J J rI J .J J
7.5o , 4 4 4 J J J J~-J E
8, 00 7 7 7 7 B B 8
8.50 y 9 10 10 10 11 1 1 12' 12
y.in.) 14 14 15 1E 17 113 1G 19 ail
r'.'.J r / ~ D 31 34 37 41
9. 50 1 23 -.4 )
53 6i1 E8 77 07 97 107 117 1~7 1
i)p
1li.50 i 141 147 1:Ju 15 *2 1JJ 1J:J 15149 14E 1
1 1. 00 1-18 1:J.v 127 1 117 112 107 111• .1
11.50 i 91 88 84 131 78 7E 7`.: 71 68
12. 0C) 65 EJ E, 1 60 JV 57 .i5 5.4 J
12.50 S 1 jil 49 48 47 47 4E 4 s 44
ra Li I: \I- nj 111
File: HAWE3EB . OU-E 13, 177 . a.. 2--12--57 4: DO: 0 pm Page 3
13.00 43 4- 42 41 41 40 39 3'3
13.50 1 38 37 37 37 37 36 36 36 36
14.00 j 35 JJ 35 34 34 34 34 33 33
14.,0 1 1 2 3 J 31 31 31 30 30 !1:)
15.00 1 29 29 9 28 2B 28 28 28 28
15.50 ; 27 27 27 27 27 27 27 27 27
16.00 27 27 27 27 27 27 27 27 26
IE.50 1 26 26 25 25 25 25 24 24 24
17.00 1 23 23 23 23 22
17.50 ; 22 1 21 21 21 21 21 21 21
18.00 1 21 21 1 1 21 1 21 21 1
18.50 1 21 21 21 21 21 21 21 21 21
19.00 1 21 21 21 21 21 1 21 21 21
15.50 : 21 21 21 21 21 21 21 21 21
20.00 ; 21 21 21 21 21 21 21 21 21
20.50 20 20 20 20 20 15 19 19 1'a
21.00 18 18 18 18 18 18 17 17 17
21.50 ! 17 17 17 17 17 17 17 17 17
22.00 ; 17 17 17 17 17 17 17 17 17
22.50 ; 16 16 IL 1E IE 16 16 16 IE
23.00 ; IG 16 16 16 16 16 16 16 16
23.50 ; 16 16 16 16 lE 17 17 17 17
24.00 ; 17 16 16 16 16 16 16 16 It
24.50 14 14 13 12 11 11 10 9 B
PEAK RUNOFF- ( fs): 153.28
TIME TO PEAk (f-Irs): 10.70
TIME TO BEGINNING OF RUNOFF (hrs): 6.30
1*********a*******~***++a***+** SCSITYDRO *******~***************~~~a
********~*a**~**«~**~******i
version 1.20
*
* COMPUTER-AIDED-HYDROLOGY & HYDRAULICS **************~i
*
PROJECT: HAWI
User: Bruce E. Witcher, P.E., Witcher 8 Associates Inc.
Date: 03112/97 Wednesday
Time: 16:30:28
Input: CAHHDATANKAW86B.DAT
Output: HAW86B.OUT
- D(IbJNS'fF:EAM H`i'I:)F:DGF2AF'H
DISCHARGE (1.fs)
TIME: .1. 00 4.05 - +.10 -'--~.1 -r.20 r.25 4, 3() r.35 f.40 -1.4f
(hrs) hr-s hrs Ihr-s hrs hr hrs hrs hrs hrs hr F
.00
.50 i
a File: HAWBEB .0111 1 177 .a.. 3--1 S)'7 31=1:30 pn, Faye 4
1 , C)C1 ,
CICI ,
5C1 ,
50 ,
4.1)C) ;
4.50 ;
5, 1111 ,
E„ ()11 ; 1 1 1
J 3 }
7. C/U , - - o
7. 5C) ; 4 6
8, f1C1 ; E E 7 1 7 7 E3 8 8
8.5C 9 1f) 1C1 10 11 11 1=: 1
=1?
y. (W) ; 14 14 15 16 17 I a 18 19
9. 50 -3 -4 / ~ 9 31 :l4 : / 41
1
IO,iIiI ; 53 GC EB 77 87 D7 107 117 1217
10.50 ; 141 147 1. CI 11S:.i 153 15^a 1`12 1.39 146 1
11.00 l08 loo 127 11.: 117 11< 107 111.. -)9
11.5(1 ; 91 Be G-1 81 78 76 7 71 E8
]_,CICI E` E3 E1 Eil `iF3 57 54
12. 5u ; 51 50 4'.9 40 47 47 4E 45 44
13. 1 11 1 , 4 4 2 4 2- 41 -11 41 1 40 i J I-)
13.:~C1 38 37 7 1'7 37 36 3E 3t ^,E
1.111 , •i5 .:,:i ~I 3-1 .i•} 04 .i4 .iv ..,a
14. 50
15.0(1 19 ~'j88 B8 8H
15.511 ; / _7 27 Z7 <7 ~7 <7
I E. 00 7-7 27 27 ---7 27 ~-7 27 -7
-.6 4 24 4
1 E. 50 -
17. (103
17. i) ; 2 . 1 1 1 :i1 11 21 21 21
18.001 211 ~1 <:1 1 >1 Z1 1 1
1B. 50 ; 21 21 21 21 11 211 <1 1
19,ilil 1 31 111 <1 2111
15, CI ; 1 21 :1 21 l l ~1 1 :1
~CI,C)CI L1 ~1 '1 21 21 ~1 ~1 :'1 `1
'Q.50 Vii)_il)U 19 19 1'ii 1'13
18 18 1F3 Ia 18 18 17 17 17
17 17
50 17 17 17 17 17 17 17
2 2. 4" ; 17 17 17 17 17 17 17 17 17
2, 50 ; 1E 1E; IE IE 16 16 1E 1E 1E
3.()(1 ; I6 lE IE 1E 16 1E 1E 1E Ib
23.50 ; 16 lE lE lE: lE 1,7 17 17 17
24.00 ; 17 lf. 1 lf, IL 1E 1F lE 15
24. 50 ; 14 14 1 1 11 11 10 9 B
F'FF;k: DISOU)R-GE: Ccfsi: I53.<8
TIME TO F'E'-AV, h s) : 10.70
TIME TO INC'F:EASE IN D1'SCHAFGE I:flrsi: E.30
Path: C:\CAHH
File: HAWBEA l7""r 1",, 177 . a.. 12--97 -1:31:59 pm Page 1
1*************************** SCSITYDPO ****r r'k*;r**********'R**:k
*
Version 1.2ir
*
COMPUTER--AIDED HYDROLOGY HYDRAULICS
*
PROJECT: HRWI
User: Bruce E. Witcher, P.E., Witcher 8 Associates Inc.
Date: 03/12/97 Wednesday
Time: 16:30:28
Input: CAHHDATA\HAW86A.DAT
Output: HAW86A.OUT
RAINFALL. 14YETOGRAPH INFORMATION
RAINFALL HYETOGRAPH: SCS TYPE I
RAINFALL DURATION: 24.00 H-,11Y5
RAINFALL DER,m: 12.irCr Inches
RAINFALL HYETOGRAPH,
SC:S TYPE I
Time lHours), Total Depth (.lncEes):
2.i~iiir, 4.irC)(i, .91 E.00ir, 1.5Cr
7. 000, 1.87 8.000 33 8. `C i r 2. 63 9. ou:r0, 3.05
y, 500, 3.64 J. 7.~0, 4.;:4 11 . 000r, 7. 49 1 1 . 500, 7.85 11 . 7`_;0, 8. Cr3 12. 066), 8.18
12.: C)Cr, 8.47 13. 00i r, 8.7" r0? 8. 98 14. C Cm' , 9. 2u
l E. Cr00, 9. 96 20, C iir, 1 1 . 1 1 24. 0Cr0, I2. OCL
1**k***** ******t*******RFfR***F SCSITYDF-'0 r*******.r*r***R******R**rR
*
Version 1.20 *******+c*******************
*
C;OMPL1TEF'--AIDED HYDROLOGY 0, HYDRAULICS
*
PROJECT: HAWI
User: Bruce E. Witcher, P.E., Witcher 8 Associates Inc.
Date: 03/12/97 Wednesday
Time: 16:30:28
Input: CAHHDATAMAW86A.DAT
Output: HAW86A.OUT
SUBAREA DATA
T I ME OF" RUNOFF'
SUBAREA AREA CONF:EN1-RATION i-:URVE BASEFLOW
11) NO (mil) hrs) NUMBER (cfS) DOWNS-TREAM CHANNELS
APPENDDC D.2
r File: HAWBEA OUT 13,177 ,a.. -12-97 4:31:58 pm Page
BE .13 1.22 63.00 i i
1****************r~**~*~ SCSITYDRp *************?rta*a***~~
r
**a* + **k Version 1.20 a~*~~*******~
CONFUTER-AIDED HYDROLOGY & HYDRAULICS
PROJECT: HAWI
Input: CAHHDATA\HAWBEA.DAT
Output: HAWBEA.OUT
SUBAREA BE SUBAREA 86 SUBAREA BE SUBAREA BE
AREA (square miles) .13
TIME OF CONCENTRATION (hrs): 1.22
RUNOFF CURVE NUMBER 63.00
BASE FLOW (cfs) 00
DOWNSTREAM CHANNELS
SUBAREA RUNOFF Qfs)
TIME: +.00 f.05 1.10 4.15 20 4.25 + ~i -r.35 x.40
(hrw hrs hrs hrs hrs lrs hrs hrs hrs hrs hr_
(rc i ;
,
1. 00
1.50
2.00 ,
2.50
,
3.00
,
3.50
4.00
4.50 ,
5.00
1
5.50
i 1 1 1 1 1 1 1 1
E.II()
`
E. 511 i 2 2 2 3 .J .J .J
7.00 3 4 4 4 4 4 .1 =J 5
7.50 1 5 6 6 6 r 7 7 7 7
B.Oir 1 8 8 8 9 9 9 9 lip 1f)
8.50 11 11 12 12 12 13 14 14 15
9.00 ; 16 17 18 19 20 21 22 23 24
9.50 1 26 2B 20 31 33 5 38 42 47
10.00 ; 60 G8 78 89 100 111 123 134 143 1
10.50 i 158 162 1c>5 ILE 1FIE 1E4 162 158 154 1
11.00 ; 142 136 130 124 119 113 105 104 100
1 1 . 50 ; 92 88 s t; 82 79 76 73 71 69
12.00 , 65 62 61 60 58 57 56 55 54
12.50 1 51 50 a„ 49 48 47 4E, 46 45
Path: k-r-rri"
File: HAWBEA f" "T 1!,177 . a.. 3--12-97 4:31:50 pm Page 3
13.00 ; 44 40 42 42 41 11 40 40 39
13.50 1 38 38 38 7 37 7 37 37 3L
14.00 1 3E 36 5 5 35 35 34 34 34
14.50 1 33 33 32 32 31 31 31 30
15.00 ; 30 29 29 29 29 29 8 28 28
15.50 ; 28 28 28 28 28 28 28 28 28
16.00 ; 28 28 28 27 27 27 27 27 27
16.50 ; 26 6 26 26 25 25 25 24 24
17.00 1 23 23~ 23 23 23 22 22
1
17.50 ; 22 22 21
18.00 ; 21 21 21 21 21 21 21 21 21
18.50 ; 21 21 1 21 21 21 21 21 21
19.00 ; 21 21 21 21 21 21 21 21 21
19.50 ; 21 21 21 21 21 21 21 21 21
20.00 ; 21 21 21 21 21 21 21 21 21
20.50 ; 21 21 20 20 20 20 19 19 19
21.00 ; 18 1B 18 18 is 18 18 18 17
21.50 ; 17 17 17 17 17 17 17 17 17
22.00 ; 17 17 17 17 17 17 17 17 17
22.50 ; 17 17 17 17 17 17 17 17 17
3.00 ; 17 17 17 17 17 17 17 17 17
23.50 ; 17 17 17 17 17 17 17 17 17
24.00 17 17 17 17 17 16 16 16 15
24.50 ; 14 13 13 12 11 10 9 9 8
PEAK: RUNOFF ( f s i : 166.00
TIME TO PEAK (firs): 10.65
TIME TO BEGINNING OF RUNOFF (hrs): 5.90
1*****************************~* SCSITYDRO
*
*********~*~**********a~*~
Version 1.20
*
COMPUTER--AIDED HYDROLOGY & HYDRAULICS
*
PROJECT: HAWI
User: Bruce E. Witcher, P.E., Witcher 8 Associates Inc.
Date: 03/17/97 Wednesday
Time: 16:30:28
Input: CAHHDATA14M86A.DAT
Output: HAW136A.OUT
DOWNSTREAM HYDROGRAPH - -
DISCHARGE (cfsi
TIME: +.O() +.i~5 10 15 2(r -r. 25 -F. air 3:, i-.4ir +.4
(hrs) hrs hrs hrs hrs hrs hrs firs hr-s hrs hr's
- - - - - - - - - - -
.00
.50
1
~ racn: 1.: ~1_rlnn
File: HAW06A .0"T 13,177 .a.. 3-12-97 4:31:50 pm Page 4
1.00 1
1.50 1
2.00 ;
2.50 ;
3.00 ;
1
3.50
4.00
4.50 1
5.00 ,
; I
5.50
E.00 ; 1 1 1 1 1 1 1 1
7.00 i 3 'i 4 4 4 4 4 5 5
7.50 5 E 6 6 E 7 7 7 7
8.00 ; 8 8 3 9 9 9 9 10 10
8.50 ; 11 11 12 12 12 13 14 14 15
9.00 ; 16 17 is -I 19 20 21 22 23 's4
7.50 1 26 28 2J 31 33 35 38 42 47
10.00 1 Eli E8 78 89 100 111 12.1 134 143 1
10.501 158 162, 165 16E 166 164 1E21 158 1:54 1
11.00 ; 142 13E 130 124 11' 11 109 104 100
11.50 ; 92 88 85 82 79 76 73 71 E9
12.00 1 65 E3 61 60 58 57 5E 55 54
12.50 ; 51 50 50 49 48 47 46 46 45
13.00 1 44 43, 4 4'. 41 41 •111 40 39
13.50 1 ..ICI 38 18 37 37 37 37 37 3 34
?
14.00 36 36 35 35 35 35 34 14.50 1 33 33 32 32 31 31 31 30 30
15.00 1 301 29 29 29 29 29 28 28 28
15.50 1 20 28 20 28 20 28 28 28 28
16.00 ; 28 28 28 27 27 27 27 27 27
16.50 : 2E 26 26 26 25 25 25 24 24
17.00 i 23 2 21 23 23 22 22 22
17.50 1 22 22 22 21
18.00 1 21 21 21 21 21 21 21 21 21
10.50 ; 21 21 21 21 21 21 21 21 21
19.00 1 21 21 21 21 21 21 21 21 21
17.50 1 21 21 21 21 21 21 21 21 21
20.00 : 21 21 1 21 1 1 21 21 21
20.50 1 21 21 20 20 20 20 19 19 15
21.00 1 18 18 18 18 18 18 IB 18 17 1
21.50 17 17 17 17 17 17 17 17 17
22. 00 ; 17 17 17 17 17 17 17 17 17
22.50 ; 17 17 17 17 17 17 17 17 17
23.00 1 17 17 17 17 17 17 17 17 17 ]
23.50 ; 17 17 17 17 17 17 17 17 17
24.00 ; 17 17 17 17 17 16 lE lE 15 1
24.50 1 14 13 13 12 11 10 9 9 13
PEAK: DISCHARGE WWI: 16E.00
TIME TU PEAK: Qrs): 10.65
TIME TO INCREASE IN DISCHARGE (hrs): 5.90
APPENDIX E
SCSITYDRO COMPUTER MODEL
PROJECT AREA
3
}
r"ain: nn
File: HAWI(.-)b C1UT 1 ,177 .a.. 3 12-97 42., :,8 pa, Page I
1a;r*a**ait+t*ait*if~t* f***.. i **I *1 Fit* SC:SITYDRq * t f.*.kr*****k**ar**.kr**,
ik
Version 1.:ir +a****a*************a*****
*r***kitiiti6+itit~ait** COMPUTER--AIDED HYDROLOGY HYDRAULICS
w
PROJECT: HAWI
User: Bruce E. Witcher, P.E., Witcher d Associates Inc.
Date: 03/12/97 Wednesday
Time: 16:30:28
Input: CAHHDATAWAWIOB.DAT
output: HAWIOB.DUT
F'AIIVFAL.L_ H`IE:"fOGRAPH INFC:{F'MA"fIOLJ
RAINFALL HYETOGRAF'H: SGS -FYF'E I
RAINFALL DURATION: 2•},Crir Hours
RAINFALL DEPTH: 1 .00 Inches
RAINFALL HYETOGRAPH,
SCS TYPE I
Time t:HOIAYt~i, Total Depth (An.- he="i:
iriri) , iris iri2 4,riiiii, .91 6.Oiri), I. U
7, 000, 1.87 i3. il o0 8. 500, 63 9, Trio}, 3. ire
7,irir
3.64 9.71Cr, 4. 3:} 1C'.C WI, 6.18 It.). 5(')(-)P
11.COOP 7.-}9 ll. 7.0-c 11.750, 8.03 18.18
'00 8.47 13.iri 8.73 8.98 14.iri rir, 9. it
16.000 9.96 7.6 irii\r, 11.11 12,_4 ,000 1* F*r***+~a t~rar** a+**r gat*s*; ~x* SI_SITYDRO rxx~ k* tY **k* ritat*** r ckr*~xi
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COMPUTER--AIDED HYDROLOGY & HYDRAULICS
:r
PROJECT: HAWI
- User: Bruce E. Witcher, P.E., Witcher d Associates Inc.
Date: 03/12/97 Wednesday
Time: 16:30:28
Input: CAHHDATAVWWIOB.DAT
output: MAWIOB.OUT
SUBAREA DATA
T I PIE: C:iF- RUNOFF
SUBAREA AREA r'ONC:ENTRATION C:L11--tVE BASEFL_OW
ID NO mi_i ihr si NUMBER fSi DOWNSTREAM C:HANNE-LS
- - - - - - - ° - - -
APPENDIX E.I
Path: C: \L.AIiH
File: HAW10B OI'-( 13,177 .a.. 3-12--97 1:32:58 pm Page
1 CI .02 .53 61.00 i I
1****~**+*******~r~****• SCSITYDRU***+r*+i*x*****~rra~*+.•
***********+****aa*~?** Version 1.20 *+it COMPUTER--AIDED HYDROLOGY t HYDRIUL.ICS
PROJECT: HAWI
Input: CAHHDATA\HAWIOB.DAT
OUtput: HAWIOB.OUT
SUBAREA I0 SUBAREA 10 SUBAREA 10 SUBAREA 10
AREA (square miles) .02
TIME OF CONCENTRATION Qrsi: .53
RUNOFF CURVE NUMBER 61.00
BASE FLOW (cfs) .00
DOWNSTREAM CHANNELS
SUBAREA RUNOFF- (cfsi
TIME: + 0(I T. 6-5 I., 1,_) 1 r._( -I.25 r.30 -1.35 r. i(I 1
(hr s) hrs hrs hrs hr s hrs hr s hrs hrs hrs hr 5
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11.50 E 6 t: r. E E 6 6 6
12.00 , 5 5 5 5 5 5 5 5 5
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File: HAW10E OUT 13,177 .a.. 3-12-'D7 4: -:5B pn, Faye
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PEAK. RUNOFF I c f5.): 29. C16
TIME TO PEAK (firs): IU.'~.il
TIME TO BEGINNING OF RUNOFF it- rs?: 7.10
lir t***~r*+t****>F*it t* rr s* r rR rfir;t* SL:SITYDF<'O * r**kk r r+xk~r r r r+ rr r r rk+k+R~
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*a~aa *tit<tx ~+*iE* COMPLITER-A1DFD HYDROLOGY & HYDF'AUL_ICS
PROJECT: HAWI
User: Bruce E. Witcher, P.E., Witcher & Associates Inc.
Date: 03/12/97 Wednesday
Time: 16:30:ZB
Input: CAHHDATA\HAWIOB.DAT
output: HAWIOB.OUT
DOWNSTREAM HYDROGRAPI.{
DISCHAF,61- icfsi
- - -
4
I IPIE: 1 . O0 15 10 . 15 r. mil l-. -5 r. 30 r. 35 4(+.4
(his) t) S hr s Firs hrs hrS his hrs tics tics hr s
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f'EAI:: DISCHAP'CiE (c:fs): _5i.0e
TIME '1-0 PEAK (hrs): l
TIME TO INCREASE IN DI uHAFGE (hrs.): 7. 10
File: HAWI ,A P 1T 13, 177 . a.. 1 --.'-D7 1:33: pin Faye 1
1**itit tt ti #*ir~t*t*lF ritit# * hit +*k* F r S,.:SITYDRO t* F#*rx c*; w F#+kk*rt*rt
#**#**********#*****##i#*#**## Version 1. 0
it
COMPU-fER--AIIiFD HYDROLOGY g HYDRAULICS
*
PROJECT: HAWI
User: Bruce E. Witcher, P.E., Witcher & Associates Inc.
Date: 03/12/97 Wednesday
Time: 16:30:28
Input: CAHHDATA%J WIOA.DAT
output: HAWIOA.OUT
RAINFALL HYETOGRAPH INFORMATION
RAINFALL HYETDili RR,PF1: SCS TYPE I
RAINFALL DURATION: 24.00 Hours
RAINFALL DEPTH: 11_.00 Inches
RAINFALL HYETOGRAPH,
SCS IYF'E I
Time (Hour S7, Total Depth (.Inches):
.42 4.liii i 91 6.iii,i, 1.`0
7.1.87 B.i) a:,, 33 8. v(,i:,, 63 ':f. ~IQWi,
3.64 J.7.`)i), 4.34 li,.i,i i, 6.18 1i,.7. '"Ad
I 1. 7. 49 1 1 . °;00, 7. 8°_; 11 . 750, 8. o 12. 000, 8. 18
17'.501, 8.47 13.Oiiil, 8. 713.5/G. 'Do 14.9. i,
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PROJECT: HAWI
User: Bruce E. Witcher, P-E., Witcher 8 Associates Inc.
Date: 03/12/97 Wednesday
Time: 16:30:28
Input: CAHHDATA\FAWIOA.DAT
Output: HAWIOA.OUT
SUBAREA DATA
I'1MF:: OF RUNOFF"
SUBAREA AREA CONCENTRAI-ION (::L1F;VE BASEFL-OW
ID NO nit, hr sl NUMBER cfS) DOWNSIREAH CHANNELS
APPENDIX E.2
File: HAW10A OUT ID,177 a.. 12--07 4:33:50 pm Page
lip .02 .37 74. 00
I***************************** SC:SITYDRO
*
Version 1.20
*
COMPUTER--AIDED HYDROLOGY & HYDRAULICS
*
PROJECT: HAWI
Input: CAHHDATA\HAWIOA.DAI-
Output: HAWiUA.OUT
SUBAREA 10 SUBAREA 10 SUBAREA 10 SUBAREA 1(
AREA (square miles) 02,
TIME OF CONCENTRATION (hrs): .37
RUNOFF CURVE NUMBER 74.00
SASE FLOW Ccfsi wu
DOWNSTREAM CHANNELS
SUBAREA RUNOFF w fsi
- - -
TIME: 00 0°; F.10 1C5 4.20 +.=5 3i 35 40 +.4
Chr-si hrs hrs hrs hrs hrs hr-s hrs hrs hrs hrs
.50 ;
1.00 ;
1.50 ;
2.00 i
2.50
3.10
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4.00 i
4.50 1 1 1 1
5.00 ; 1 1 1 1 1 1 1 1 1
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0.00 2 _ 2 3 3 3 3 3 3
8.50 ; 13 3 3 4 4 4 4 5 5
9.00 ; 5 5 i 6 6 6 7 7 7
9.50 , B b 9 10 12 14 16 _0 25
10.00 1 / 42 45 45 41 35 30 26
10.50 ; is 17 16 is 14 13 1_ 11 10
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11.50 ; 7 7 7 7 7 7 7 7 f
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File: HOW10A OUT 13,177 .a.. _l-1.' 7 -F: 33: 50 pm Faye
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TEAK RUNOFF i f s) : 45. 44
TIME TO FE=AFC lhre?: 1i).lp
TIF•FE TU BEGINNING OF RUNOFF ihr s-.) s 4.
1***IF**'F*.R F***_µ.~**F***.* k*.~*.~ .k .x h Si_SITYDRO F.~.~** f t.~**.µk t* fif'/** FF**'k**J
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*
****+***+*.A it COMPUTER--AIDED HYDROLOGY & HYDRAULICS
PROJECT: HAWI
User: Bruce E. Witcher, P.E., Witcher If Associates Inc.
Date: 03/12/97 Wednesday
Time: 16:30:28
Input: CAHHDATAViAW10A.DAT
Output: HAWIOA.OUT
DOWNSI REAM HYDROGFAPH
DISCHHAF:GE icfs>
- ° - -
TIME=: -1.. 10 -1.15 -1._:U -/.15 +.40 .i-.-1
ihr s i hrs hr- S Firs hr Fir s hr S hr s hr 5 hr s Flr
- - - -
iI ;
vam: u: \1-Hmi
File: HAWIOA _IT 13,177 .a.. 12 97 1:33:50 pm Page 4
1.00 1
1.50 1
2.00 1
2.50
3.00 ;
3.50
;
4.00
4.51 ; 1 1 1 1
5.00 1 1 1 1 1 1 1 1 1 1
5.50 1 1 I 1 1 S 1 1 1 1
6.001 ; 1 1 1 1 1 1 1 1 1
6.50 1 1 1 1 1 1 1 1 1
7.00 1 _ _ _ _ _
7.50 1 21 - - 2 2 2 2 2 3 3
8.00 1 _ 2 3 3 3 J
B. 50 3 3 J 4 4 4 4 5 5
9.00 b 6 6 6 / / 7
9.501 B B 9 10 12 11 16 20 25
10.1111 37 4 45 45 41 35 30 26
10.50 1 19 17 16 15 14 13 12 11 1U
11.00 1 10 9 9 9 B B B 7 7
1 1. 5 0 7 7 7 7 7 7 7 7 6
12.00 6 6 6 6 6 6 6 5
12.50 1 5 J 5 5 J 5 J J 5
13.00 1 J 5 15 J J J J J J
13.50 1 J J 5 ` J 4 4 4 4
14.01 ; 4 4 4 4 .1 4 4 4 4
14.50 4 4 4 4 4 4 4 4 4
15.1111 ; 4 4 4 .1 4 4 4 4 4
15.50 ; 4 4 4 4 4 4 4 4 4
16.00 1 4 4 .1 J a 3
I6.50 1 3 J 3 3 J J J 3
17.00 1 J 3 3 3 2 3 J
17.51 1 J 3 J 3 3 J 3 3 .i
18.00 J 3 J J J - J 3
18.50 1 3 3 3 J i J J
19•110 1 3 J - J J ' 3 3 3
19.50 1 J J J 3 J 31 J J o
20.00 1 3 J J 3 J _ _ _ _
20.50 1 2, 21 2* 2 2 2 2
21.00 i 2 2 -Z 2 2 2 2 2
21.50 1 2 2 21 22.00 1 2 2 2 2 2 2 2
22.50 ; - _ 2 2 21 21 21 23.01 1 2 2 2 2 2 2 -
23.50 1 2 2 2 2 2 2 2 2,
24.00 1 2 2 2 1 1 1 1
24.50 1
PEAK DISCHARGE (cfs): 45.44
TIME TO PEAK (hrs): 10.10
TIME TO INCREASE IN DISCHARGE (hrs): 4.75
APPENDIX F
SCS PEAK DISCHARGE
TOTAL DRAINAGE AREA
G I} Tim r r+aq G" J~'L 9 /
Culvert Designer Analyzer Repo. _
Location-1
Analysis Component
Storm Event Design Discharge 158.76 ds
Peak Gschage Melfwd. SCS Peak Discharge
Design Rainfall Depth 14.00 in Check Randall Depth 0.00 in
Dough Peak Dadnage 15635 ds Check Peek Qscnarge 0.00 tfs
Total Area 8609 acres Time of Concentration 76.80 min
Weighted Curve Number 61 Rainfall Type Type I
Area
SubAetrshed (acres) CN
1 86.09 61
Tiolvi ter Conditions. Constant TaiMraler
TaMeter Elevation WA R
Name Description Llscharge HW Elev Velocity
Weir Not Considered WA WA WA
PMIW TM& ham Project Engineer WITCHER a ASSOC.
c.VnrshdncvmnprojecCi cvm Bkuce Wachar CulvetMaeker v10
03101197 10.1613 AM O Haecbrd Memada, Inc 37 BrWWOe Road Wahabury. CT 06708 USA (103) 766.1666 Page 1 of 1
APPENDIX F.1
J C- /0 PCk
Culvert Designer/Analyzer Repon
Location-1
Analysis Component
Storm Event Design Discharge 171.87 ds
Peak Discharge Method. SCS Peak Discharge
Design Rainfall Depth 12.00 in Check Rainfall Dept 0.00 in
Desgn Peek Discharge 171.87 ds Check Peak Discharge 0.00 da
Tdal Area 86.09 aces Time of Conce mration 73 20 min
Weighted Curve Number 63 Rainfall Type Type I
Area
Subaatershed (acres) CN
1 86.09 63
Talkwter Conditions: Constant Tadwafr
Tailwetr Elevation WA III
Name Description Discharge HW Elev Velocity
Weir Not Considered WA WA WA
Project Tale: flaal Project Engineer WITCHER i ASSOC.
Cviats %can4maject3.1.1an Brucewacher CuiveMAacter r1.0
03r0197 10.37.01 AM c Haesad Memod.. Inc 37 Bmoaclde Road Wal.rbrry. C109709 USA (203) 7551666 Page 1 or 1
APPENDIX F.2
APPENDIX G
SCS PEAK DISCHARGE
PROJECT AREA
s
I roJ i``~ son a 6cdwY' '?c'~cp,KO ?G 1 _ t /
Y U'
Culvert Designer/Analyzer Repoli,
Locatlon4
Analysis Component
Storm Event Design Discharge 26.80 cls
peak Discharge Method: SCS Peak Discharge
Design Rainfall Depth 1200 .in Check Randall Depth 0.00 in
Design Peak Discharge 26.80 cis Check Peak Discharge 0.00 cls
Trial Arm 10.12 acres Time of Concentration 31.66 min
WeIghbsd Curve Number 61 Rainfall Type Type I
Area
Subwafarshed (acres) CN
1 10.12 61
Taikveter Oorddioria: Constant TwWalar
Tailwetar Elevation WA 6
Name E e cnphcin Discharge HW Bev Velocity
Weir Not Considered WA WA WA
i
i
Project T6N: ileiM Project Engineer. WITCHER a ASSOC.
CuNenMaafer v10
aviaeaodaarilprotew.cam Brace Michel
03001187 10.41:101 AM O Haechd Meeadq Inc. 37 Brookside Road Waterbury, ccr dc7oe USA (2M)765-1666 Page 1 or 1
APPENDIX G.1
Culvert Deslgner/Analyzer Report
Locatlon-1
Analysis Component
Storm Event Design Discharge 43.411 ds
Peak Disdsrge Method: SCS Peak DisdwW
Design Rainfall Depth 12.00 in Check Rainfall Depth 0.00 in
Dewgn Peek Discharge 43.46 cis Check Peak Discharge 0.00 de
Total Area 10.12 acres Time of Concentration 22.44 min
Welded Clove Number 74 Rainfall Type Type I
Area
Subwatershed (acres) C N
1 10.12 74
ToMwatar Conditions: Constant ToAvater
Ti iMater Elevation WA It
Name Oessaiplion Discharge HW Elev velocity
Weir Not Considered WA WA WA
Project Title: haws Project Enginear WITCHER a ASSOC.
aVUeadtllam4pgecI3.cvm Bruce VA&Char CWVUWaster A0
03x01797 10:55:73 AM O Ha'itad Mema". Inc. 37 Brookside Road Waterbury. CC 06709 USA (103) 755-1566 Page 1 or 1
APPENDix G.2
APPENDIX "B" Intersection Traffic Study
Y
10-3
PLANNED UNIT DEVELOPMENT
NORTH KOHALA, HAWAII
INTERSECTION TRAFFIC STUDY
TMK (3)5-4-006:21 & 36
FEBRUARY 28, 1997
PREPARED FOR:
NORTH KOHALA LAND COMPANY
Jco E. Wrl,
LICE SE 9
PROF ION l
r * E EER
-C
• ~ gwAll,V
PREPARED BY:
WITCHER & ASSOCIATES INC.
74-5588 C PAWAI PLACE
KAILUA-KONA, H1 96740
(808)334-0322 (808)334-0831 Fax
TABLE OF CONTENTS
1. INTRODUCTION ........................................................1
A. Purpose and Scope ...............................................1
B. Location .......................................................1
C. Description .....................................................2
H. EXISTING CONDITIONS 2
A. Site ...........................................................2
B. Traffic ........................................................2
111, TRIP GENERATION .....................................................3
A. Methodology ...................................................4
B. Revised Trip Generation 4
Table 1 Trip Generation 4
IV. TRAFFIC ASSESSMENT ..................................................5
Table 2 Level of Service Comparisons 5
V. CONCLUSION .........................................................6
APPENDIX A Vicinity Map and Tax Map Key Map
APPENDIX B Level of Service Criteria for Unsignalized Intersections
APPENDIX C Level of Service-Existing (Computer Printout)
APPENDIX D Level of Service-Future (Computer Printout)
APPENDIX E Level of Service-Proposed Subdivision Entrance (Computer Printout)
APPENDIX F Traffic Movement Diagrams-Hawi Niulii Road-Kynnersley Road
• Existing Conditions AM Peak Traffic
• Existing Conditions PM Peak Traffic
• Future Conditions AM Peak Traffic
• Future Conditions PM Peak Traffic
APPENDIX G Traffic Movement Diagrams-Hawi Niulii Road and Proposed Subdivision Entrance
• AM Peak Traffic
• PM Peak Traffic
PLANNED UNIT DEVELOPMENT
NORTH KOHALA, HAWAII
INTERSECTION TRAFFIC STUDY
I. INTRODUCTION
A. Purpose and Scope
The purpose of this report is to assess the impact of a 34-lot single-family subdivision
on Hawi Niulii Road. This report reflects the existing conditions at the intersection
of Hawi Niulii Road and Kynnersley Road which is just westerly of the project. The
following items are included in this report:
1. A description of the project as proposed
2. An assessment of current conditions utilizing up-to-date traffic counts
3. A development of trip generations of the project and their impact
upon the existing highway
4. Conclusions drawn from this data
B. Location
The project is located in North Kohala mauka of the Hawi Niulii Road with its
proposed entrance road approximately 1000 feet east of the intersection of Hawi
Niulii Road and Kynnersley Road. The site consists of a total of 10.12 acres and is
identified by Tax Map Keys (TMKs)(3)54-006:21 & 36. A vicinity map is contained
in this report.
Page I of 6
C. Description
The proposed subdivision is a planned unit development and will contain 34 single-
family detached dwelling units. The entrance road will be located over TMK (3)5-4-
006:36. The intersection with Hawi Niulii Road will be a "T" intersection.
II. EXISTING CONDITIONS
A. Site
The project site is currently undeveloped and lies behind lots fronting on the Hawai
Niulii Road. The area mauka of the project is undeveloped.
The Hawi-Niulii Road is the major thoroughfare in North Kohala. It is a two lane
highway with 12-foot lanes with paved and grass shoulders in a 70-foot wide right-of-
way. The posted speed limit is thirty-five miles per hour (35 mph).
B. Traffic
Manual traffic counts were taken on February 19, 1997 at the intersection of Hawi
Niulii road and Kynnersley Road. The morning (AM) peak hours and afternoon (PM)
peak hours were determined for Hawi Niulii Road to be 7:15AM to 8:15AM and
3:30PM to 4:30PM, respectively. The total count per hour at this intersection was
678 vehicles per hour (vph) during the AM peak hour, and 763 vph during the PM
peak hour. The total in each direction away from this intersection was 241 vph
eastbound and 288 vph westbound during the AM peak hour and 302 vph eastbound
and 231 westbound during the PM peak hour.
Page 2 of 6
Highway capacity analysis was performed in accordance with the "Highway Capacity
Manual, Special Report 209, 2' Edition" of the Transportation Research Board, 1992
and the Highway Capacity Software from the Federal Highway Administration and
McTrans, University of Florida, Gainsville, Florida. Levels of service for the
intersection ofHawi Nulii Road and Kynnersley Road were computed for the existing
condition in accordance with the Hawaii Capacity Manual. The levels of service for
the proposed subdivision intersection were also computed.
Level of service is defined as "a qualitative measure describing operational conditions
within a traffic stream; generally described in terms of such factors as speed and travel
time, freedom to maneuver, traffic interruptions, comfort and convenience, and
safety." There are six levels of operational conditions defined as follows:
Level of Service A Little or no traffic delays
Level of Service B Short traffic delays
Level of Service C Average traffic delays
Level of Service D Long traffic delays
Level of Service E Very long traffic delays
Level of Service F Extreme traffic delays
Level of service calculations and volume-capacity-ratios are tabulated herein for both
AM and PM peaks for existing and the post development condition. It should be
noted that the levels of service at Hawi Nulii Road and Kynnersley Road, both mauka
i and makai change very little from existing to post development and are at an
acceptable level. Each intersection is diagramed in the appendix showing existing and
post development conditions.
III. TRIP GENERATION
Page 3 of 6
A. Methodology
The trip generation methodology used in this report is based upon applications
developed by the Institute of Transportation Engineers (ITE) and published in "Trip
Generation", 5' Edition, 1991. Trip generation rates have been developed for a
variety of land uses which correlate the land use with dwelling units, area, population
of the area, vehicle ownership and intensity of use.
B. Revised Trip Generation
Since the proposed development is to be made up of single-family dwelling units, the
trip generation was performed in accordance with ITE Land Use Code 210 with
dwelling units being the independent variable. For the 34 dwelling units of the
proposed subdivision, this generated 317 average weekday trip ends. The following
table summarizes the trip generation of the proposed subdivision.
TABLE I
TRIP GENERATION
34 DWELLING UNITS
ITEAvg Adjusted Vehicle
Trip Ends Trip Ends Trips
Average Weekday Trip Ends 9.55 9.31 317
AM Peak 0715 to 0815
Enter 0.20 0.20 7
Exit 0.56 0.51 18
Total 0.76 0.71 25
PM Peak 1530 to 1630
Enter 0.64 0.60 21
Exit 0.37 0.37 13
Total 1.01 0.97 34
Page 4 of 6
From the above, the proposed 34 single-family dwelling units are expected to generate
317 vehicle trip ends during an average weekday. During the AM peak hour of
Hawai Niulii Road, the site generated traffic would be 25 vph, 7 entering and 18
exiting. During the PM peak of Hawai Niulii Road, the proposed subdivision can be
expected to generate 34 vph, 21 entering and 13 exiting.
IV. TRAFFIC ASSESSMENT
Based on existing traffic flow it was determined that during the AM peak hour of traffic, 47%
of the flow was eastbound and 53%, was westbound. During the PM peak hour of traffic,
53% of the flow was eastbound and 47%, was westbound.
As stated previously, level of service analysis was performed for the intersection of Hawi
Niulii Road and Kynnersley Road both before and after the proposed subdivision impact.
Level of service analysis was also performed for the proposed intersection of the subdivision.
The turning motions are based upon the above percentages for direction of travel. The level
of service for the AM peak hours and the PM peak hours are shown on the following table.
TABLE 2
LEVEL OF SERVICE COMPARISONS
Movement AM Peak PM Peak
Present Future Present Future
Northbound Left B B B C
Northbound Through B/A B/A A/A BB
Northbound Right A A A A
Southbound Left B B C C
Southbound Through A/A A/A A/A A/A
Southbound Right A A A A
Eastbound Left A A A A
Westbound Left A A A A
Page 5 of 6
Note that during the AM peak hour there is no change in the level of service after
development. During the PM peak hour there is very little change in the level of service after
development.
A "T" intersection for the proposed subdivision was analyzed for its impact on the Hawi
Niulii Road. It was found that there is little, if any, impact on the highway.
V. CONCLUSION
The construction of the proposed subdivision will have little traffic impact on Hawi Niulii
Road and the surrounding area. No channelized intersection should be required nor lane
alterations at the intersection of Hawi Niulii Road and Kynnersley Road.
Page 6 of 6
APPENDIX A
VICINITY MAP & TAX MAP KEY MAP
N
LOCATION
N W E
7
N RTH
KOH A 5
~ 1K71gKM
50
KAWMAE WA#XA 19
SOUTH
KOHALA
NORTH HILO
19 190 HAMAKUA
~
/
NORTH KONA SOUTH HILO wo
00
KAILUA ~
130
' PMOA 132
% PUNA
OUTH/
I KONA;
11 ~
KAU I
.I t
1
1
I 1t
/
I NAALEHU
I
WITCHER & ASSOCIATES
LOCATION MAP
745588C Pow, Place Consulting Civil Engineers
Kailua-Nona. M196740 Construction Managers
18081 334-0322
ADDL'NEVY A E
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J9 F s d ;
1 ,0
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tit
jil y V 7 Q d
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i ~~~11~• ~ _ i
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•iie id+.: :i [t y~L .'_':~i ~iii~'_„i_I,ri~~i:iJ p~~ ~r.y.y
APPENDIX A.2
APPENDIX B
LEVEL OF SERVICE CRITERIA
FOR UNSIGNALIZED INTERSECTIONS
i
LEVEL OF SERVICE CRITERIA
FOR
UNSIGNALIZED INTERSECTIONS
RESERVE CAPACITY LEVEL OF EXPECTED DELAY TO
(PCPH) SERVICE MINOR STREET TRAFFIC
2400 A Little or no delay
300-399 B Short traffic delays
200-299 C Average traffic delays
100-199 D Long traffic delays
0-99 E Very long traffic delays
F Extreme traffic delays
-When demand volume exceeds the capacity of the lane, extreme delays will be
encountered with queuing which may cause severe congestion affecting other traffic
movements in the intersection. This condition usually warrants improvement to the
intersection.
r.
Appendix B
APPENDIX C
LEVEL OF SERVICE
EXISTING
1985 HCM: UNSIGNALIZLD INTERSECTIONS Page.--1
IDENTIFYING INFORMATION
AVERAGE RUNNING SPEED, MAJOR STREET.. 35
PEAK HOUR FACTOR 1
AREA POPULATION 15001)
NAME OF THE EAST/WEST STREET......... HAWI NIULII
NAME OF THE NORTH/SOUTH STR'EEET....... F.YNNERSLEY
NAME OF THE ANALYST DEW
DATE OF THE ANALYSIS i mm/ddlyy i n2-20-1997
TIME PERIOD ANALYZED AM REAL:
OTHER INFORMATION.... 085-01-97
INTERSECTION TYPE AND CONTROL
-
INTERSECTION TYPE: 4-1E
MAJOR STREET DIRECTION: E:-AST/WESI-
CONTROL TYPE NORTHBOUND: STOP SIGN
CONTROL TYPE SOUTHBOUND: STOP SIGN
TRAFFIC: VOLUMES
E_13 WD NB SB
LEFT 40 38 10 40
THRU 207 1.' 8 11
RIGHT 27 5 36 0;
NUMBER OF LANES AND LANE USAGE.
L D WB NEI SP
- -
LANES 1 1 1 1
LANE: USAGE I_TR I..TR
ADJUSIMENT FACTORS Faye
F,ERC:ENT RIGAHT TURN CURES RADIUS ( ft) AFCELERAI ION LANE
GRADE ANGLE FOR RIGHT Tl.1RNS FOF: F GHT 'I'L)F:NS
EASTBOUND -C).OC 90 0 N
WESTBOUND C). C)C) a0 20 N
NORTHBOUND Ci.00 -'C) N
SOUTHBOUND 0.00 N
VEHICLE C:OMPOSII'ION
SU TR[Ji:FS % i'ON13INATION
AND FV'S VEHIF.I.ES % MOTOR(:YCLES
EASTBOUND C) C)
WESTBOUND 0 C)
NOR-f FIBOUND ? O
i
SOUTHBOUND i C)
CRITICAL GAF'S
1-A6UI-Ah VALUES AD.JU SI- E1) SICAHT DIST. FINAL.
(Table 1O VALUE. ADJUSTMENT CRITICAL GAP
MINOR EIGHTS
Nb 5.70 5. 7C) C), i)C)
SB 5. 7C) 5. 7CJ
MAJOR LEFTS
10
EH lip 5.10 C). On
14D 5.10 5. 10 FI.CH1 `i. 10
MINDF' THROLIGHS
ND E . 3C E. 30 C). C>0 6.30
SB 6.30 6.30
MINOF: LEFTS
NB E,. 00 6. EJO U. Cul 6. 00
SD 6. U0 6. E3Ci O. (W) (.i. GO
IDENTIFYING) INVORMATION
NAME OF lHE_ E:AST/WE:[iT STREE"1...... HAWI NILJL.II
NAME CIF' T HE NOF:.'f H/.3(Jll f H S-IFTE'F . . F::YNNERSLE.Y
DATE AND 1-IME of THE ANALYSIS..... 02--20-1997 ; AM PEAL.
OTHER INFO F'h1AT1(tl'•I.... :'1JF;-C) 1-'37
CAPACITY AND LEVEL--OF -SEPV I CE Page-3
PO I EN-- A(: TUAL
FLOW-- TIAL MOVEMENT SHARED RESERVE
RATE GAPAC I FY CAPACITY CAPACITY CAPACITY
MOVEMENT v(pcph c (pcph) ipcph) (pcph) _ _ = v LOS
p M 311 R SH
MINOR STREET
NH LEFT 9 410 374 374 365 Is
THROUGH 9 491 464 635 464 578 4`i6 A i)
RIGHT •4< 0313 0:3 U33 793 A
MINOR STREET
S6 LEFT 4:1 -405 360 3613 324 N
THROUGH. 12 490 464 470 464 385 452 B A
R16 IT 20 829 829 82'3 000 A
MAJOR STREET
EB LEFT 44 930 930 930 886 A
WD LEFT 4 933 933 933 892 A
IDENTIFYING INFORMA110N
NAME OF THE EAST/WEST STREET...... HAWI NIUI_II
NAME OF THE NORTH/SOUEH STREET.... KYNNERSLEY
DATE AND TIME OF THE ANALYSIS..... 02--20--1997 ; AM PEAK
OTHER INFORMATION.... 285-01-97
1985 Hi=11: UNSIGNALIZI-1) INTERS'E(:TIONS Forge-I
IDENTIFYING INF-OPHAI-ION
AVERAGE RUNNING SPEED, MAJOR STREET.. 3.`.;
PEAL: HOUR FACTOF. 1
AREA POPULATION IS:lii
NAME OF' THE EAS-E/WEST SIREL-1......... IIAWI NILIE_II
NAME OF THE NOF'TH/ 501.fIH STFEEI....... IYNNEF' SLEY
NAME OF THE ANAIYSI BFW
DATE OF THE ANALYSIS (mrn/dd/yy)....., i - ir-1':397
T1ME PER 101) ANALYZED PM PEOI.
OTHEF: INFORMATION.... 20Ej oI-97
INTERSECTION 1YFE: AND CONTROL.
INIERSEC:-1 1ON TYPE -I-1 L.
MAJOR STREEI DIF:ECTION: EAST/WEST
CONTROL TYPE NOF'FHEA,UND: STOP SIGN
CONTROL TYPE. SOLITIIBOUND: STOP SIGN
TRAFFIC VOLUMES
EB WD NB SB
LEFT 6.. 17 4
THRU 19 17i i 0 18
F.:IGIAT 46 4: -7 66
NUMBEF: OF LANE S AND LANE: IISAiSE
B WD NB SB
I ANES 1 1 1 1
LANE USAGG LTR L_TF:
ADJUSTMENT FAC-Mi-'S Panc_•
PET!,- ENT R 1 Ul IT TURN C LIf•'I3 PAD I LIS C f t i Af. F EL-ERAT I ON LANE
GF'A1) ANGLE FOR P1,3111 I't.1RN'3 FOR F:I IiHT 1-URNS
EASTBOUNp i!.Oi! 9i C N
WESTBOUND C). ,!C) 9i 10 N
NORTHBOUND 0.00 90 N
N
SOLJTIIBEILIND C). c)()
VEHICLE COf1F'OSI"I ION
St1 1- F' HCk:S 7. i_OMBINA I ION
AND 1•1VrI.i VEHICLES % MOFORCYCLES
EASTBOUND 0
WESTBOUND < i!
NOF'T'HDOUND O 0
SOU TI MOUND C)
CRITICAL, GAPS
TABUI_AF' VAI.L11:.'.S AD.JL1EiTE1) SIGHT DIST. FINAL-
CTE,bIE: lO VAL-.LJE ADJUSTMENT CF'ITIC_Al_ GAF'
MINOR RIGHTS
ND 5.70 5.70 C). f)() x.70
sD 1.5. 7C) oc.) 7C)
MAJOR, L_EF'fS 10 fw)
E-B
14 D
MINOR TIIROUGHS
NB G. 3i) E,.'3 C).CH"I Ei.30
S14 6. 3C) f.30 O.VV f.3'
MINOF' LEFTS
NB 6.0O E.gO 0, p(-) 6. E(-)
SB i'.UC) 6.1:30 ii, 0i) 6.80
IDENTIFYING INVORMAIION
NAME OF f1I1:7 FAST/WI 5-1 `.3TI f I. f...... HAWI NIUL_11
'
NAME Of TIIE NOF•`RJ/301.1"ftl S 1REET . . KYNNERSL.EY
DATE AND 'I IMI= OF THL ri1'J("l_YSIG..... 0:"' 20--19'37 ; f"'M 1=AI
OTEIFF: INF OF',1ATIfiN.... OS--97
CAPACITY AND LEVEL--OF--SERVICE Page-
PO CEN-- ACTUAL.
FLOW- TIAL. MOVEMENT SHARED RESERVE
RATE CAPACITY CAPACITY CAPACITY CAPACITY
MOVEMENT v(pc ph) (pr.ph) = (PC.ph1 - iprph) = _ - v L.OS
p M SI i R SH
MINOR STR.EEI_
NS LEFT 19 3E3 309 309 290 1
THROUGH 9 4G8 430 486 430 429 421 : A A
RI[;HF 3t") 131:; 813 1313 7U3 A
MINOR STREEI-
SE LEFT 37 3U8 346 346 308 B
THROUGF1 4G7 429 544 429 414 401 :A A
RIGHT 73 861 B61 BE1 788 A
MAJOR STREET
EN LEFT 69 :54 954 954 884 A
WE LEFT `.i7 904 904 904 046 A
IDENTIFYING INFORMATION
NAME OF THE EAST/WEST STREET...... HAWI NIUL-II
NAME OF THE NORTH/SUUJH STREET.... L:YNNERSLEY
DATE AND TIME OF THE ANAL-YSIS..... 02--20r-1997 ; PM PEAT:
OTHER INFORMATION.... 285-01-97
APPENDIX D
LEVEL OF SERVICE
FUTURE
C
1'385 HCM: UNSICiNALIZED INTERSECTIONS F'a,7c I
********M.X***if-k***#-is*f****is*****iFM*i!it##-*Y-#Mi!#iiii##Y+iitMif i[Y. ifrt*iF i1M if if a!wi
IDENTIFYING INFORMAIION
AVERAGE RUNNING SPEUD, MAJOR STREET..
F'EAI: HOUR FACTOF...................... I
AREA POPULA'TION 150iU
NAME OF THE EAST/IDES-1 STF'EET......... HAWI NIULII
NAME OF THE NOF'TH/50011-11 STF'EET....... L YNNEI:SI_EY
NAME OF- I HE ANALYST BF 14
DATE OF- I IF ANAL_YS1`.3 4mm/cid/yyl...... :1/199
TIME PERIOD ANALYZED FLJ"FLJF'E AM PEAI:
OTHER INFORMATION.... '.?_05--()1--97
INTERSECTION TYPE AND CONTPOI
INTERE;ECFION -FYF'E: 4 -t_E
MAJOF' STREET D[1=?IiE( I- ION: EAST/WES1"
CONTROL- TYPE N(jRTIIBULIND: SJOP SJGN
CONTROL TYPE S0UTIIFOLIN1) STOP SIGH
"FF.'AFFIC VOLUMES
ED WD NB SD
LEFT 4Ci 1,39 410 U
THF'LI 0 ( 11 E3
FIGHT :'_7 6 .7 3t>
NUMBER OF LANES AND LANE USAGE
CFA WD NB SD
LANES 1 I 1 1
LANE USAGE L. FR L. LF:
ADJUSTMENT FACTORS Page`-
-
PE.RC:ENT RIGHT TURN CUPD RADIUS (ft) ACCELERATION LnNE
GRADE= ANGLE FOR RIKHT TURNS FOR RIGHT TURNS
EASTBOUND 0.00 90 LO N
WESTBOUND 0.00 9C) 20 N
NORTHBOUND 0.00 9i) 20 N
SOUTHBOUND 0.00 90 2( N
VEHICLE COMPOSITION
SO TRUlES % COMBINATION
AND RV'S VEHICLES; % MOTORCYCLE=S
EASTBOUND
WESTBOUND 0 C'
NORTHBOUND ?
SOUTHBOUND 0 n ii
CRITICAL GAPS
TABULAR VALUES ADJUSTED SIGHT DIST. FINAL
c l abl e 10-2) VALUE ADJUSTMENT CRITICAL GAP
MINOR RIGHTS
NB 0. 70 5. 70 O, CUj 5. 7C,
SB 7i 7C) Of) 5.70
MAJOR LEFTS
EcB 5. lip `i. 1Ci 0i 5. 10
kilt :S.IU 5. 10 O.C)O :'5.10
i
MINOR THROUGHS
N13 30 f), C)() 6. 30
SB 6,30 6.30 ii. C)C) 6. 3(1
MINOR LEFTS
NB 6. OO 6.80 0. Of) 6. Bo
SEt 00 6. at) C). C)C) 6. GO
IDENTIFYING INFORMATION
NAME OF HE EAST/WE 9I SLI E E T...... HAWI NIUL_I1
NAME- OF THE NUNIH/'._UUH! STREET.... F.:YNWERSLEY
DATE AND TIME OF THE ANAL_YSIS..... 0re/=:1/199 ; FUTURE AM PEAK
EITHER INFORMATION.... 205- 01- 97
CAPACITY AND LEVUL-OF-SFPVICE
POTEN-- A( TOAI_.
FLOW-- T IAL MOVEMENT SHARED RESERVE
RATE CAPACITY CAPACITY CAPACITY CAPACITY
MOVEMENT v(pcphi (pcph, _ (prph) (pcph) v LOS
p I.1 SH f-' SH
MINOR STREET
ND LEFT 44 3912 S61 31,1 317 1-
THG:OIJ I 1 -10 456 466 4"-i6 3130 474 i E A
RIGiIT t331 Et; I HC 1
MINOR STREET
SD LEFT 9 4t?1 E, 35E b
THROLJUI 9 -103 756 f' •7 •156 `;E,% 4.47 :A a~
RIGHT 40 SDI 821 821 7131 A
MAJOR STREET
EH LEFT 44 923 92-1 QQ-o 1378 A
WI3 LEFT 4,3 1 931 931 889 A
IDENTIFYING INFORMAIIHN
.
NAME OF THE. EAST/WEST ;STREET...... HAWI NIULII
NAME OF THE NORTH/1:DUTH STRE:ET.... KYNNERSLEY
DATE AND TIMID OF THE ANAL.-YSIS..... 02/21/199 ; FUTHRE AM PEAF:
OTHER INFORMATION.... 285-01--97
i
19E35 HIM: UNSIGNAI.IZED INF1=:Fa3ECFION F'ic7e 1
if#il iF if#+#?#i### R###~# i #iir##i # ##11# k###i ii#####-# i i#x-###M# M M rA if# # i R#
I DENT I FY I Ni3 I NI-ORMr=,T I0N
AVERAGE ELJNNINi= SPEED, MAJOR S I FL:[ T.. 3`i
PEAS; HOUR FACTOR 1
AREA POPULATION
NAME OF 'FIFE EAST/WES-f S-1IJ L I . . . . . . . . . NAWI NIUL I I
NAME OF' THE: NOF'III/S()L.JFH Sll='Iii:Fil........ I YNNL-'RSI_EY
NAME OF TI IE ANAL YST DFW
DATE=. OF THE ANALYSI`i ( lion/ikE /yy )
T1 ME PERIOD ANALYZED 1-LJTLIFE PM PEAI
OTHER INFORMATION.... J7
INTERSECTION TYPE( A,WD F01\1FF:( L.
INI[ F'SEC-F10N T' F'[-: •I- LC
MAJOR SI-REEF DIFl-CI ION: EASIVI-JI=S1"
COWIPJL TYF='F_ N(iF<:Tllb[il1Nll: S7 OP SIiN
CONiF;OL. TYPE SOI.JI-HBOUND: STOP 3I6N
TRAFFIC VOLUMES
EB wP NI3 SI±
L 1 FT 611 54 34 18
1 HRU 17E, 1 U U
P11-31-11, 16 1.`i 60 7
NUMIA-k OF" L...ANEES AND LANE L1SAi iE
FIT lJf N}; S9
LANES 1 1 1 1
LANE USA,3E L IT LTI:'
ADJUSTMENT FACTORS F'agct•
F'EF?:'ENT FI611 fUF:'N i:LIF:'}c F'ADIUS lft) Aii,ELEPATIDN LANE.
iiRADlr: BI CAF FOR 1? I iiH f I I..JF'NS 1 OI F' I Cil I ( TUF'NS
EASTBOUND irp J<' C, N
WESTBOLIND Cr. Cu.r air fr N
NUR1'IIHOUND Cr0 Sir 2C) N
SOUTHDOUND 0.00 aC C' N
VEHICLE I-OMPOSI TION
fill IF'LJI:Fti COMBINATION
AND FV' S VEI IIC I ES % 1,10 (UF'C YC I LS
EASTBOUND C; 0
WESTBOUND Cr O
NORTHBOUND 0 O
SOUTHBOUND ! i i r 0
i-F.111fF;L GAPS
IAlAll.AR VALUE-:S ADJUSTED SIGHT DIST. FINAL.
ilabl~_ 10- i VALUL ADJUSTMENI- C.R. ITIC.AL. GAF'
MINOR RIGHTS
NB `S. 7Cr E . 70 O. OCr 5. 70
5B 5. 70 5. 70 i , i+ i 5. 70
MAJOR LEFTS
FP _x.10 `.;.1tJ 6.OCr 10
WI? 1Ci O,i+Cr S. IC)
MINOR THROUGFIS
tJLj v. 30 6.3:I 0.00 E. 3C
;:iB G..ill b.: I. -
MINOR LEFTS
ND 6. £Jr7 E. Sir 0, Oir E. E10
Sri 6. 80 G. 130 Q, 0Cr Eo. E10
IDENTIFYING INI UF.11A-I 1UIJ
NAF•IF_ OF 111E FA-3T/WE 3f t;II.E.C-:I...... IVA4I NIUL II
NAME OF TI IL NCIPTI li fiULYI I I I:.YNIIEF'SLLY
D~, I'E Fir-ID I- I HE OF 111E ANAL-Y£3 I S. . . . . i r2-_ 1997 ; FU I UF'1--- PM PEAT
01 FIE, P I NF LIF:1`tr,'f 1 UN.... :_£t_ Cr 1 5i7
CAPACITY AND LEVEL-OF-SERVICE Page--3
IN)TEN ACTUAL-
FL-OW- T l Al, MOVEMENT SHARED RESERVE
RAFF CAPACITY CAPACITY CAPACITY IAPACITY
MOVEMENT v"hcph, pcph) = (pc:ph) - (pc.ph) v LOS
p 11 SIE R `iH
MINOR STREET
NB LEFT 37 379 337 337 300
THROUGH :'u ti ".3 418 525 418 393 298 B B
R I GI IT 7`. 805 BoE, 80`; 730
MINOR STREET
SD LEFT to 351 297 -97 277 C
THROUGH 5 455 418 475 418 417 409 A A
RIGHT 30 854 854 854 824 A
MAJOR STREET
EB LEFT 67 946 946 546 877 A
WD LEFT 59 896 856 895 037 A
IDENTIFYING INFORMATION
NAME Of THE EAST/WEST STRF_ET...... HAWI NILILII
NAME OF THE NORTll/SCU7" STRE:ET.... KYNNEISLEY
DATE AND TIME OF THE ANALYSIS 02-20-1997 ; FUTURE PM PEAk::
OTHER INFORMATION 285--01--57
APPENDIX E
LEVEL OF SERVICE
PROPOSED SUBDIVISION
ENTRANCE
19f3; HC7•l: L1fJEiIGiNAI-ILGD INLERSE:=(:IIONS f'at'e -I
IDENTIFYING INI:OPI-Ii I- IOll
AVEF'AGE FL.INNIN1, SPCC.-D MAJOR 3TPI-I:1'.. 35
PEAS: HOUR F-AC101: 1
AREA POPLAA1-ION
NAME OF THE EASE/WESI 31PFF'I......... HAWI NIOLII
NAME OF THE NORTH/3OUII1 '3TPLEEI....... NEW F:OAD
NAME OF IHF- ANAL. Y'ST BI-W
DATE OF )'IIE ANAL.- YSIS iiws/ddiyyl...... 0 .:0 14+37
TIME PER 101) ANAL.YZE:1) FLIELIFE: AM PEAL.
OTHER I NFORMAT I ON.... -C) 1 -97
1NTERSEC I1ON IYF'E:- AND CE.INJROL
INTEFSLCI1ON IYF'E:: 1-INTERSE(IION
MAJOR STRE::E1- DIRECTION: EA31IWESI'
i ONTROL TYPE: NOR-111POUND: S I OP 311-11'4
TRAFF'1,_ VE]L.LANES
ED W14 N1.1 SB
LEFT 63 1 lii
THRU X41 7:'• is
RIGHT 3 4, B
NUMBER OF L.ANEEI
Il{B WO NB 5B
LANES 1 1 1
ADJUSTMENT FACTORS Page-.
PERC EN F N I GL U TURN CURD RADIUS (ft) ACCELERATION LANE
GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS
EASTBOUND 0.00 9C) ?0 N
WESTBOUND 0.00 90 ? N
NORTHBOUND 0.0o 90 2() N
SOUTHBOUND
VEHICLE COMPOSITION
:311 T1--![ji1S % C:OMBINATfON -1 O
AND RV' VEH I [ L L S % 1`10 ,C:YC,LE:S
EASTBOUND 0 < C
WESTBOUND ii 0
NORTHBOUND ? C)
SOUTHBOUND -
CRITICAL GAL='S
YAiDU1.61•. vAL..1.lES ADJUSTED SIGHT DIST. FINAL.
tlable 10-2) VALUE: ADJUSTMENF CRITICAL GAF-'
MINOR RIGHTS
NU 5.70 inj 5.70
MAJOR LEFTS
WD 5.10 `i. 1C i Cx> 5. lip
MINOR LEFTS
NB C'. 00 e;. DO E. BC)
IDENTIFYING INFORMATION
_
NAME OF THE EAST/WEST STREET HAWI NILILII
NAME OF THE NORTH/SOUTH STREET.... NEW ROAD
DATE AND TIME OF THE ANALYSIS 02- 20-1997 ; FUTURE AM PEAK
OTHER INFORMATION.... :60-01-97
CAPACITY AND LEVEL--OF --SERVI(:E Page
POTEN - il(TE1Fil..-
SHARED RESERVE
F L04J-- T 1 AL.. 1,10V[ hff:: 'J F
RATE CAPACITY C APAC: I I Y CAPACITY CAPACITY
MOVEMENT v(pcph) 1 _ p tpcph) 1.1 tpc:ph) SIB (prph) . k' _ SN - r LO
MINOR STREET
NA LEFT 11 444 443 443 432
5 35 A
RIGHT 9 U12 812 812 803 F
MAJOR STRIFE]
WEB LEFT { 9.'4 J 924 919 F'
IDENTIFYING INFORMATION
- - - - .
NAME OF THE EAST/WE-ST STRE:ET...... HAWI NIULII
NAME OF THE NORTH/501.11I" STREET.... NEW ROAD
DATE AND TIME OF THE ANALYSIS 02-20-1997 ; FUTURE AM PEAt::
OTHER INFORMATION.... 205--01--97
1985 HCM: UNS I GfNAL- I ZED INTERSECTIONS
**#*•#*****it***#k*#*#*#*#*******##*i#***iF#*#****-*###Y.**#-M 11 i1*Mif*if*fi###
IDENTIFYING INFORMATION
AVERAGE RUNNING SPEED, MAJOR STREET-
PEAK HOUR FACTOR 1
AREA POPULATION 15000
NAME OF THE EAST/NEST ESIREEI......... HAN1 N1UEII
NAME OF THE NORTH/SMJ rH STREET NEW ROAD
NAME OF THE ANALYST DEW
DATE OF THE ANALYSIS (mmlgad/yy)...... 02--20-159/
TIME PERIOD ANALYZED FLITIJRE EM PEAK
OTHER INFORMATION.... 205--01 57
INTERSECTION TYPE AND I C NTPOL
INTERSECTION TYNE: T- 1NIERSE_TION
h1A.JflG: STREET I DIRECTION: E::A3 F; NESS I
CONTROL, TYPE. NOPIIWIMND: STOP SIGN
TRAFFIC. VOLUMES
LfE+ WD N1+ 513
LEFT 63 10 f.
THRU 302 2E5 ID -
RIGHT 11 4_`; l
NUMBER OF LANES
L.--- 1-3 Wri ND S1.4
LANES 1 1 1
ADJUS E MEN 1 FAC I CJF S wage
PERCENT P16HI URN CURB RADIUS (ft) ACCELERATION LANE
GRADE ANKLE FOR RIGHT TURNS FOR RIGHT TURNS
EASTBOUND O.CK 90 2O N
WESTBOUND 0.00 20 N
NORTHBOUND 0.00 2(:) N
SOUTHBOUND -
VEHICLE COMPOSITION
is 5C1 -TRUK I S COMBINATION
AND G'VrS Vk:H1iL.E:S MUTUPC'YC.L.ES
EASTBOUND
WESTBOUND
NOR I HDOUND Ci 0
SOUTHBOULJD
CRI IILAL GAPS
TABULAR VALUES ADJUSTED SIGHT DIST. FINAL
(Table 10-21 VALUE ADJUSTMENT CRITICAL GAF'
MINOR RIGHTS
I'41r1 `i. 70 :5.70 S. 70
MAJOR I_EFTS
WD ..5 10 10 x.10
MINOR LEFTS
N13 E,. 00 6.80 O, im0 E. 80
IDENTIFYING INFORMATION
NAME OF THE EAST/WEST STREET...... HAWI NIULII
NAME OF THE NUPIH/SUUTH STRE:ET.... NEW ROAD
DATE AND TIME OF THE ANAL.-YSIS..... 02 20--1997 , FUTURE PM PEAK.
OTHER INFORMATION.... -US ul -97
r
CAPACITY AND LEVEL-OF-SERVICE Page
POTEN - FOC iEJAE..
F1_OW- fIAL MOVEMENT SHARED RESERVE
RA fE CAPACITY CAF'AC:ITY CAPACITY CAPACITY
MOVEMENT v(pc:ph) c (p,_ph ) _ I:prph) (pcph i _ _ _ v L%
p M SH R SH
MINOR: SlR'EE_1
NU I E:F'1 , 1ti.3 •3()C) 4(:)(:) 39.3 D
5521 >A
RIGHT E; 751 7`.51 731 7.14
MAJOR STREET
WD LEFT 11 E35E E33E1 050 047 A
IDENTIFYING INFOI=:1.IATION
NAME OF THE EAST/WEST STR:EET...... HAWI NIULII
NAME OF THE NORTH/500TH STREET NEW ROAD
DATE AND TIME OF THE ANALYSIS..... 01--20-1997 FUTURE PM PEAV:
OTHER 1 NF ORMAT I ON.... 205-01-97
r
APPENDIX F
TRAFFIC MOVEMENT DIAGRAMS
HAWI NIULII ROAD
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APPENDIX G
TRAFFIC MOVEMENT DIAGRAMS
HAWI NIULII ROAD &
PROPOSED SUBDIVISION ENTRANCE
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Environmental Assessment
A
Traditional
Neighborhood
Development
Petitioner:,
North Kohala Land Company, Inc.
PA Box'450
Hawi, Hawaii 96719
Prepared For:
County of Hawaii Planning
Department
25 Aupuni `Street
Hilo, Hawaii °96720
Prepared By:
Riehm Owensby Planners Architects
P.O.Box 390747
Kailua-Kona;' Hawaii 96739
July 1; 1997
TABLE OF CONTENTS
Chapter Page No.
1.0 INTRODUCTION
1.1 Introduction ..................................................................................1-2
1.2 Identification of Applicant and Approving Agency 1-2
1.3 Identification of Agencies Consulted 1-2
1.4 Definition of Terms ....................................................................1-2
1.5 Development Summary 1-3
1.6 Summary of Probable:Impacts..._.. _ 1-4
1.7 Summary of Mitigating-AleasurES ............._°__..._................1-6
1.8 Relationship to Landllse Plans.and.Policies......... ...............1-8
1.9 Necessary Permits and Approvals ....................1-8
2.0 DESCRIPTION OF THE PROPOSED ACTION
2.1 Project Location. 2-2
2.2 Project Description ......................................................................2-2
2.3 Existing Uses .................................................................................2-2
2.4 Development Objectives ............................................................2-2
2.5 Petitioner's Proposed Use of the Property ..............................2-3
2.6 Project Rationale ..........................................................................2-3
3.0 RELATIONSHIP OF THE PROPOSED ACTION TO EXISTING
PUBLIC PLANS, POLICIES, AND CONTROLS
3.1 State
3.1.1 Hawaii State Plan .............................................................3-2
3.1.2 State Land Use Law .........................................................3-2
3.1.3 West Hawaii Regional Plan ..........................................3-2
3.2 County
3.2.1 County General Plan .......................................................3-3
3.2.3 County Zoning .................................................................3-6
3.2.4 North Kohala Community Development Plan 3-6
3.2.5 Northwest Hawaii Open Space and CDP ....................3-6
3.2.6 Kohala CDP Hawi Kapaau Urban Design Study 3-7
TC-1
Chapter Page No.
mv~
4.0 DESCRIPTION OF THE AFFECTED ENVIRONMENT, PROBABLE
IMPACT AND MITIGATING MEASURES
4.1 Physical Environment ................................................................4-2
4.1.1 General ...............................................................................4-2
4.1.2 Groundwater Hydrology Surface Water Drainage ...4-3
4.1.3 Natural Hazards ....................................................4-4
4.1.4 Flora and Fauna 4-5
4.1.5 Historic /Archaeological Resources _..4-5
4.1.6 Air Quality ................._...._................._.............4-5
4.1.7 Noise 4-6
4.1.8 Visual Attributes..._.._ .............................................._....4-6
4.2 Socio Economic Environment .................................................47
4.2.1 Population .........................................................................47
4.2.2 Economy ............................................................................48
4.3 Public Facilities and Services ....................................................48
4.3.1 Traffic .................................................................................49
4.3.2 Water ................................................................................410
4.3.3 Wastewater Disposal .....................................................4-11
4.3.4 Storm Drainage ..............................................................411
4.3.5 Electrical Power and Communications ....................412
4.3.6 Police, Fire and Emergency Services .........................413
4.3.7 Solid Waste Disposal ....................................................4-13
5.0 ALTERNATIVES TO THE PROPOSED ACTION
5.1 Introduction ..................................................................................5-2
5.2 No Action ......................................................................................5-2
5.3 Alternative Uses ..........................................................................5-2
5.3.1 Medium Density Residential ........................................5-2
5.3.2 Commercial Expansion ..................................................5-3
5.4 Summary .......................................................................................5-3
6.0 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF
RESOURCES AND RELATIONSHIP BETWEEN LOCAL SHORT
TERM USES OF THE ENVIRONMENT AND MAINTENANCE
AND ENHANCEMENT OF LONG TERM PRODUCTIVITY
TC-2
Chapter Page No.
6.1 Irreversible & Irretrievable Commitments of Resources.... 6-2
6.2 Relationship Between Local Short Term Uses of the
Environment and Maintenance and Enhancement of Long
Term Productivity ........................................................................6-2
7.0 REFERENCES
7.1 References _ .....7-2
8.0 FIGURES
8.1 List of.Figures......_............_.... __.8-2
No. 1 Project _Location ..............8-3
No. 2 Aerial of the Petition Area .....................................................8-4
No. 3 Tax Map Key ..............................................................................8-5
No. 4 Petition Area ..............................................................................8-6
No. 5 State Land Use District Map ...................................................8-7
No. 6 West Hawaii Regional Plan ...................................................8-8
No. 7 County General Plan ................................................................8-9
No. 8 County Zoning ........................................................................8-10
No. 9 North Kohala CDP .................................................................8-11
No. 10 Northwest Hawaii Open Space and CDP 8-12
No. 11 Kohala CDP Hawi Kapaau Urban Design Study ..............8-13
No. 12 Contiguous Land Use ............................................................8-14
No. 13 Public Facilities ........................................................................8-15
No. 14 Existing Roadway System .....................................................8-16
No. 15 Water System ..........................................................................8-17
No. 16 Topographic Site Plan ............................................................8-18
No. 17 Soil Types .................................................................................8-19
No. 18 Agricultural Productivity .....................................................8-20
No. 19 Letter from Archaeologist .....................................................8-21
No. 20 Masterplan Concept ...............................................................8-22
No. 21 Project Entrance ......................................................................8-23
No. 22 Landscape Theme ...................................................................8-24
No. 23 Street Character .......................................................................8-25
TC-3
9.0 PROJECT PRESENTATION DRAWINGS
Site Plan Metes and Bounds ..............................................................A 1.1
Site Plan Topographic .........................................................................A 1.2
Site Plan ................................................................................................A 1.3
Site Plan Lots Only ..............................................................................A 1.4
Site Plan Open Spaces .........................................................................A 1.5
Section/Site Plan Street Character ...................................................A 1.6
TC-4
CHAPTER ONE
Introduction
1.1 INTRODUCTION See Figure No. 1, Page 8-3
The Environmental Assessment (EA) is prepared pursuant to The County
of Hawaii's "Rule 14. County Environmental Reports". As per the County
of Hawaii Planning Department's instructions, an EA format is to be used
in lieu of the Environmental Report until the County approves the
criteria for the County Environmental Report. The EA is to support the
request for approval for the Change of Zoning Application and the
Planned Unit Development Application for a traditional neighborhood
community development on approximately 10.13 acres, T.M.K. 5-4-06: 21
& 36. The EA presents information required by Chapter 200 of Title II,
Administration Rules, entitled "Environmental Impact Statement Rules"
prepared by the State Department of Health.
The Petition Area is located-in the district of North Kohala about midway
between the towns of Hawi and Kapaau, approximately 1,000 feet east of
the intersection of Kynnersley Road and the Akoni Pule Highway and is
accessed by the Akoni Pule Highway, which is located on the north side of
the site.
1.2 IDENTIFICATION OF APPLICANT AND APPROVING AGENCY
Applicant: The Applicant is North Kohala Land Company, Inc., Mike J.
Prohoroff, President. The Petitioner's address is P.O. Box 450, Hawi,
Hawaii 96719.
Approving Agency: The Approving Agency is the County of Hawaii
Planning Department. The Approving Agency's address is 25 Aupuni
Street, Hilo, Hawaii 96720.
1.3 IDENTIFICATION OF AGENCIES CONSULTED
As per the County of Hawaii Planning Department's instructions,
comments from various agencies are not required at this time.
1.4 DEFINITION OF TERMS See Figure No. 4, Page 8-6
Petition Area: The Petition Area is composed of two contiguous parcels,
T.M.K. 5-4-06:21 & 36 which are rectangular in shape. Parcel 21 is 9.84 acres
in size and Parcel 36 is 12,492 square feet in size.
1-2
Petitioner. The Petitioner is North Kohala Land Company, Inc., Mike J.
Prohoroff, President. The Petitioner's address is P.O. Box 450, Hawi,
Hawaii 96719.
Petitioner's Request: The Petitioner request the County of Hawaii
approve the Change of Zone Application for RS 10 Single Family
Residential and approve the application for a Planned Unit Development
for the Petition Area, T.M.K. 5-4-06:21 & 36.
1.5 DEVELOPMENT SUMMARY
Petitioner Landowner. North:Kohala Land-Company, Inc.
Mike .J.:Pmhornff,:President
P.O.Ilox450
Hawi,3iawaii 96719
Telephone:-325=8500
Fax: 325-8501
Planners Architects: Riehm Owensby Planners Architects
Michael J. Riehm, Partner
P.O. Box 390747
Kailua-Kona, Hawaii 96739
Telephone: 322-6115
Fax: 322-3391
Petition Area: 9.84 acres and 12,492 square feet
Project Location: Hanaula, North Kohala
Island of Hawaii
Tax Key Map: Zone 5, Section 4, Plat 06, Parcel 21 & 36
State Land Use District: Urban
County General Plan: Low Density Residential 90%
Medium Density Residential 10%
County Zoning: Agriculture A-20a (Parcel 21)
Residential RS-15 (Parcel 36)
Existing Use: The project site is not in use and has been
previously cleared of all vegetation and is at
present covered with ankle high grass.
1-3
Proposed Use: A 34 lot, single family residential, traditional
neighborhood community development.
Proposed Action: The Petitioner request the County of Hawaii
approve the Change of Zone Application for RS
10 Single Family Residential.
1.6 SUMMARY OF PROBABLE IMPACTS
Topography, Physiography, Geology: Development of the Petition Area
will alter the physical character of the existing site as it is in its natural
condition.
Groundwater,.Hydrology, Surface Water .and Drainage: Impacts to the
groundwater -stream -could occur as a result of:the-application of fertilizers
on landscape areas and runoff from impermeable surfaces such as
roadways and driveways if allowed to percolate through the underlying
lavas.
Natural Hazards: The occurrence of a natural disaster such as an earth
quake or volcanic eruption would pose a risk to life and property within
the Petition Area.
Flora and Fauna: As per discussions with the County of Hawaii Planning
Department, a flora and fauna study is not required due to the previous
clearing and agricultural use of the site.
Historical/Archaeological Resources: William Barrera, Jr., consulting
archaeologist, was contracted to perform an archaeological walk through
reconnaissance survey for the Petition Area. The walk through
reconnaissance consisted of a complete pedestrian inspection of both
parcels. Due to no evidence being seen of any historical or archaeological
features or sites, the consulting archaeologist is of the opinion that
development of the parcels may proceed without any need for an
intensive archaeological survey.
Air Quality- The major sources of pollutants are increased short term
emissions from construction machinery and fugitive dust emissions
from exposed ground, earth moving, and vehicular movement along
unpaved roads.
1-4
Noise: Short term noise impacts will occur during the initial construction
period, generally associated with clearing, grubbing, grading, and building
construction activities.
Visual Attributes: Visual impacts in the form of a changed character of
the site will occur as a result of the proposed development.
Socio Economic Environment: Due to the relative small number of lots
in the proposed development, the project should have an insignificant
impact on the population of the region. The use of the site for a "Gap
Group" housing development will contribute to the diversification of the
economic base of the re-lion contributing with increase activity to local
businesses. and services.
Traffic Due the relative small size of the development, the proposed
project should have an insignificant impact on the overall traffic volume
along surrounding roadway system.
Water: Water service to the proposed development will require
additional infrastructure.
Wastewater Disposah Should the project be developed before the
installation of the proposed wells which are a part of the Kohala Water
Transmission Project, septic tank systems (IWS) would be installed to
treat the wastewater generate per each 10,000 S.F. lot. In the event the
wells were installed following the development of the project and were
within the 1,000 foot radius recommended by the State Department of
Health (DOH) for restricting new wastewater systems and the 1/4 mile
zone restricting new injection wells, then even though the project's IWS
systems would be grandfathered in, this would represent a less than ideal
situation in terms of the maintenance of safe water systems in the area.
Storm Drainage: Surface water runoff from the site will be altered. The
extent of change will depend upon the amount of paving and other
impermeable surfaces that will occur within the Petition Area and the
actual configuration of the storm drainage system.
Electrical Power and Communications: The electrical power delivery
system, telephone service, and CATV system that would serve the
proposed project will require upgrading and expansion to meet the needs
of the project.
1-s
Police, Fire, and Emergency Services: The development of the Petition
Area as proposed should marginally increase the demand for police, fire
and emergency services.
Solid Waste Disposal: The development of the Petition Area as proposed
should marginally impact the capacity of the existing landfill areas.
1.7 SUMMARY OF MITIGATING MEASURES
Topography, Physiography, Geology: Construction activities such as
clearing, grubbing, excavation and grading would be performed in
compliance with applicable air and noise. quality regulations to minimize
potential fugitive dust and noise impacts on adjacent developed-areas and
will be subject to all relevant County -permit procedures and reviews.
Groundwater, Hydrology, Surface Water and Drainage: Potential adverse
impacts to the groundwater stream, hydrological characteristics, surface
waters and drainage of the Petition Area would be mitigated through the
design and construction of a drainage system in compliance with the
County Department of Public Works and State Department of Health
standards.
Natural Hazards: Mitigation measures to reduce the significance and/or
impacts of earthquakes and/or volcanic eruptions would include
adherence to appropriate building codes and standards as established by
the County of Hawaii.
Historical/Archaeological Resources: In compliance with applicable
federal, state and county archaeological, historical and cultural features
preservation laws, rules and regulations, the recommendations of the
consulting archaeologist will be followed.
Air Quality: The impacts on air quality due to site disturbance would be
temporary. Methods used to control the amount of airborne particulates
will include adherence to state air pollution control standards and the use
of a watering program to limit bare dirt surfaces from becoming
significant dust generators.
Noise: The use of properly muffled equipment would be required on the
project for all phases of the work.
Visual Attributes: Potential impacts to the visual character of the site will
be mitigated through the use of extensive landscaping both in the
1-6
common areas and on the individual house lots in the proposed
development. Other mitigation measures will include the adoption of
special design controls for all of the facilities and the maintenance of the
landscaped open spaces.
Socio Economic Environment: The proposed project is expected to result
in positive impacts to the local economy both in short term and long
term impacts. As such, mitigation measures to minimize adverse impacts
are not warranted.
Traffic Based on the Intersection Traffic Study's conclusion, no
channelized -intersection should be required nor lane alterations at the
intersection of Hawi Niulii.Road and Kynnersley Road.
Water: Consignment of the water commitments to the Petitioner by the
County Department of Water Supply.
Wastewater Disposal: The primary mitigation measures to be employed
with regard to the wastewater collection, treatment and disposal system
will be the application of all appropriate state and county rules and
regulations. These include proper location, design and operation of the
collection and treatment facilities. Continued coordination with the
Department of Water Supply (DWS) to locate any proposed wells outside
of the recommended 1,000 foot radius zone for new wastewater treatment
systems and outside the 1 /4 mile radius for new injection wells.
Storm Drainage: The on site drainage system will consist of County
standard catch basins and drywells designed to retain storm waters within
the site. Drainage runoff will be controlled through site grading such that
runoff will be contained within the site.
Electrical Power and Communications: Electrical service is available from
Hawaii Electric Light Company (HELLO) from either Akoni Pule
Highway or Kynnersley Road. The primary mitigation measures to be
employed with regard to electrical power will be the proper coordination
with HELCO in terms of delivery of the electrical infrastructure and
compliance with HELCO recommendations and requirements.
GTE Hawaiian Tel indicates there is an existing pull line on the north
side of the Akoni Pule Highway that the development can use for
telephone service. The primary mitigation measures to be employed with
regard to electrical power will be the proper coordination with GTE in
1-7
terms of delivery of the electrical infrastructure and compliance with GTE
recommendations and requirements.
Police, Fire, and Emergency Services: Because the project is not expected
to result in significant impacts to the police, fire, and emergency services,
measures to mitigate potential adverse affects are not warranted.
Solid Waste Disposal: To mitigate potential impacts from the generation
of solid wastes, all homeowners and facilities within the project would be
encouraged to practice recycling measures to the maximum extent
possible.
1.8 RELATIONSHIP TO LAND USE PLANS AND POLICIES
A discussion of the relationship to land use plans and policies is
presented in Chapter 3.0. The proposed action is consistent with all
relevant public goals, objectives, policies, plans and controls, except for
the necessary zoning, subdivision and building permits of the County of
Hawaii. These permits and others as may be deemed necessary by the
County are the subject of the Change of Zone Application and the
Planned Unit Development Application.
1.9 NECESSARY PERMITS AND APPROVALS
The Petitioner is submitting concurrently with this EA document a
Change of Zone Application and the Planned Unit Development
Application. The Petitioner intends to proceed with the other necessary
permits and approvals as may be required by the County of Hawaii
pending favorable action of the Planning Department regarding the
subject petition.
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CHAPTER TWO
Description of Proposed Action
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2.1 PROJECT LOCATION See Figure No. 1, Page 8-3
See Figure No. 2, Page 8-4
See Figure No. 3, Page 8-5
The Petition Area is located about midway between the towns of Hawi
and Kapaau, approximately 1,000 feet east of the intersection of
Kynnersley Road and the Akoni Pule Highway and is accessed by the
Akoni Pule Highway, which is located on the north side of the site.
2.2 PROJECT DESCRIPTION See Figure No. 20, Page 8-22
See Figure No. 21, Page 8-23
See Figure No. 22, Page 8-24
See Figure No. 23, Page 8-25
The project is designed to address the needs and lifestyle of both local
residents and off island buyers who want to live in a planned community
that promotes social interaction, encourages outdoor activities, and is
pedestrian oriented. The project will consist of 34 single family residences,
landscaped common open spaces, with a streetscape designed to develop a
traditional neighborhood character. Emphasis is placed on the design of
the streets to provide a safe setting for pedestrians and to mitigate the
speed of the automobile.
2.3 EXISTING USES See Figure No. 12, Page 8-14
The Petition Area was previously cleared for agricultural use and now is
covered with ankle high grass with a few scattered trees. Kohala
Corporation field maps, the entire area was cultivated in sugar cane at
one time.
Currently the Petition Area is bordered on three sides by existing
residential communities with RS 15 zoning. On the north and west sides
there are older traditional homes that exhibit some of the best plantation
styled architecture in the Islands. On the east side is a newer residential
community with more contemporary architectural designed homes.
2.4 DEVELOPMENT OBJECTIVES
The project is intended to address the current and future demand for
"Gap Group" housing in the North Kohala District. Specific development
objectives are to:
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• Provide a traditional neighborhood environment that encourages a
"Sense of Community" and promotes social interaction.
• Provide housing at a reasonable cost for the "Gap Group" segment of
our local residents and off island buyers - those whose income is too
high to qualify for affordable housing but not enough to buy the
market priced home in Hawaii.
• Provide a safe, pedestrian oriented environment.
• Develop a masterplan that fits harmoniously into the local context
with housing design that respects the local. building vernacular and
landscaping that blends with _the natural environment.
• Develop energy efficient housing design that provides for a
comfortable living environment through the use of "passive solar
devices".
2.5 PETITIONER'S PROPOSED See Figure No. 20, Page 8-22
USE OF THE PROPERTY See Figure No. 21, Page 8-23
See Figure No. 22, Page 8-24
See Figure No. 23, Page 8-25
Provide local and off island home buyers with a planned, pedestrian
oriented, residential community that better addresses their needs and
lifestyle than what is possible utilizing a typical subdivision layout.
2.6 PROJECT RATIONALE
It is important to the long term economic vitality of the Island of Hawaii
to explore new avenues in the residential real estate market and to
provide for a variety of residential products. A number of residential
communities have been developed in the North Kohala area over the
last decade with an emphasis on large acre agricultural lots and estate type
homes. A few projects have been developed offering affordable homes on
smaller lots but little has been done to address the "Gap Group" market
for reasonably priced medium size homes. The "Gap Group" market
represents a growing segment of our population, those whose income is
too high to qualify for affordable housing but not enough to buy the
market priced home in Hawaii.
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CHAPTER THREE
Relationship of the Proposed Project to
Existing Public Plans, Policies, and Controls
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3.1 STATE
3.1.1 HAWAII STATE PLAN AND FUNCTIONAL PLANS
The Hawaii State Plan represents public consensus regarding expectations
for Hawaii's future. The plan establishes a set of broad goals, objectives
and policies which serve as long range guidelines for the growth and
development of the State. It mandates the preparation of twelve
functional plans that translate the goals of the State Plan into more
detailed proposals in such areas as agriculture, conservation, recreations,
transportation, and water resources.
A review of the overall themes, goals, objectives, policies, and priority
guidelines of the revised State Plan was made to determine the
consistency of the proposed development with the plan. The analysis
indicates that the proposed development is in conformance with the State
Plan.
A review of the overall objectives, policies, and implementing actions of
the twelve functional plans was made to determine the consistency of the
proposed development with the plans. The analysis indicates that the
proposed development is generally in conformance with the State
Functional Plans.
3.1.2 STATE LAND USE LAW See Figure No. 5, Page 8-7
All lands within the State have been classified into one of four land use
districts, Urban, Rural, Agricultural, and Conservation by the State Land
Use Commission. Both parcels in the Petition Area lie within the State
Urban District. Development of the Petition Area into a residential
community would not be inconsistent with the State Land Use Law for an
Urban District.
3.1.3 WEST HAWAII REGIONAL PLAN See Figure No. 6, Page 8-8
The West Hawaii Regional Plan "addresses critical topical issues which
require State attention in order to most effectively meet the region's
present and emerging needs." The plan is intended to complement the
County of Hawaii's General Plan and Community Development Plans.
While the West Hawaii Regional Plan designates the area surrounding
the Petition Area as a "secondary support area" and a "diversified crop
area", the General Plan designates the Petition Area as Low and Medium
Density. The proposed use of single family residential would be in
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compliance with the West Hawaii Regional Plan's provision to
complement the County General Plan.
3.2 COUNTY
3.2.1 COUNTY GENERAL PLAN See Figure No. 7, Page 8-9
The Petition Area's conformance with the County of Hawaii General
Plan's "Goals, Policies, and Standards" is as summarized below:
• Economic
There will be both short term . and -long term economic benefits to the
County of Hawaii. With an estimated project cost of approximately 7 to 8
million dollars, there will be immediate short term benefits with
employment for the construction, real estate and other related industries
which are in critical need of work due to the ongoing economic recession
in Hawaii. Long term benefits would be in the form of increased tax
revenues and a continued influx of revenues for local businesses due to
the additional residents living in the development.
• Energy
By promoting new development close to existing town cores, vehicle
miles traveled (VMT) to services and amenities can be reduced resulting
in less fuel consumption. The close proximity of the Petition Area to
Hawi Kapaau should result in a significant reduction of VMT as opposed
to development that occurs in our more lying rural areas.
The housing design will incorporate the use of roof overhangs and
windows properly placed to provide adequate cross ventilation. These
design elements should mitigate the need for air conditioning, resulting
in less energy consumption. Solar hot water heaters are offered as an
option to the home buyer.
• EnvironmQntal Quality
Due to the Petition Area's close proximity to Hawi and Kapaau, reduced
driving distances to basic services will result in less air pollution from
automobile traffic.
• Flood Control and Drainage
Drainage from the project will be controlled on site through a series of
drywells located in the roadway infrastructure. This approach is
consistent with the General Plan's Policy "all development generated
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runoff shall be disposed of in a manner acceptable to the Department of
Public Works".
• Historic Sites
William Barrera, Jr., consulting archaeologist, was contracted to perform
an archaeological walk through reconnaissance survey for the Petition
Area. The walk through reconnaissance consisted of a complete
pedestrian inspection of both parcels. Due to no evidence being seen of
any historical or archaeological features or sites, the consulting
archaeologist is of the opinion that development of the parcels may
proceed without any need for an intensive archaeological survey.
* Natural-Beauty
Every effort is being taken to enhance the project's appearance in the
natural environment through the use of landscaping. This is
accomplished through the use of a cohesive and unified landscape design.
All utilities will be placed underground minimizing their impact on the
natural environment.
• Natural Resources and Shoreline
The Petition Area, in an already urbanized area, has less impact on our
natural resources versus a development in outlying rural areas requiring
rezoning and the consumption of more agricultural land and natural
landscape. By developing in already urbanized areas, suburban sprawl is
mitigated in our undeveloped areas and more of the natural
environment can be preserved by this approach.
• Housing
The masterplan concept addresses the following four goals for housing
under the County General Plan; "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 choices, and develop
better places to live in Hawaii County by creating viable communities
with decent housing and suitable living environments for our people".
The masterplan concept provides a higher quality, residential
environment than is normally found in our standard subdivision
communities. Through the use of a Planned Unit Development, we can
provide common area open spaces, design streets for pedestrians and
provide a more livable community than what would be possible if the
project were designed utilizing a typical subdivision layout.
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• Public Facilities
Non Applicable
• Public Utilities
The project is consistent with the General Plan's Policies to "encourage
the clustering of developments in order to reduce the cost of providing
utilities, encourage underground telephone lines where they are
economically and technically feasible, and to encourage developers of
new urban areas to place utilities underground". Since the project is
located in an already developed area currently serviced with some utility
infrastructure, less of a demand is placed.on.our current infrastructure as
compared to development that occurs further away from existing town
cores. The development will have all underground utilities, minimizing
their visual impact on the community.
• Recreation
The project is consistent with the General Plan's Policy to "review and, if
appropriate, revise its ordinance requiring subdivisions to provide land
area for park and recreational use or pay a fee in lieu thereof". A passive
park feature in the form of common area open space is provided within
the development to promote a sense of community and allow for social
interaction. This will reduce the strain on our existing park system by
having these amenities available to the residents.
• Transportation
Not Applicable
• Land Use
The Petition Area is consistent with the urban form established for this
section of the North Kohala District as depicted on the LLJPAG map. The
Petition Area is designated as both low and medium density. Low density
is defined as single family residential in character, ancillary community
and public uses, and convenience type commercial uses. Medium density
is defined as village and neighborhood commercial and residential and
related functions with commercial permitted up to three stories and
residential permitted up to 35 units per acre. The Petitioner's request to
establish 34 single family homes with a land use intensity of RS 10 would
conform to the above guidelines.
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3.2.3 COUNTY ZONING See Figure No. 8, Page 8-10
The Petition Area is currently zoned Agriculture A-20a for parcel 21 and
Residential RS-15 for parcel 36. The Petitioner is requesting a change of
zone for RS 10 for both parcels and will concurrently submit an
Application for a Planned Unit Development designation.
3.2.4 NORTH KOHALA CDP See Figure No. 9, Page 8-11
The project is consistent with the North Kohala Community
Development Plan's recommendations for housing as detailed below:
CDP Recommendations
• "Future housing development in North Kohala shall be encouraged
to provide for a mix of housing products in order to serve a broad
range of the regional market."
• "Encourage the development of additional residential property
around the existing towns of Hawi and Kynnersley/Kapaau, at a
maximum density of four units per acre."
3.2.5 NORTHWEST HAWAII See Figure No. 10, Page 8-12
OPEN SPACE AND CDP
As stated in the Northwest Hawaii Open Space and CDP concerning
future growth around existing rural towns and villages, "Some growth
and development within and around these communities is probably
inevitable and desirable. However, it is important that this growth be
thoughtfully sited, sensitively designed and phased as to minimize
negative physical, environmental, and social impacts."
Every effort is being made in the design of the project to harmoniously
integrate the development into the local rural context. Through the use
of a planned unit development, the project design incorporates many of
the key physical features found in our older residential communities.
These features such as the reduced width of road right of ways, the
landscaped open spaces, and housing design that reflects the local
vernacular will contribute to this development being a sensitive addition
to the community.
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31.6 KOHALA CDP HAWI KAPAAU
URBAN DESIGN STUDY See Figure No. 11, Page 8-13
The design intent of the project is consistent with a variety of issues
addressed in the Hawi Kapaau Urban Design Study especially one of its
main goals identified as "Character - To retain the existing plantation
village atmosphere." The design for this new development was partly
inspired by the rural character of Hawaii's older and more traditional
neighborhoods. The design seeks to emulate in may ways some of the
characteristics of these older communities in order to develop a more
liveable environment and distinctive sense of place.
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CHAPTER FOUR
Description of the Affected Environment,
Probable Impact and Mitigating Measures
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4.1 PHYSICAL ENVIRONMENT
4.1.1 GENERAL See Figure No. 16, Page 8-18
See Figure No. 17, Page 8-19
See Figure No. 18, Page 8-20
Topography, Physiography, Geology: The Petition Area ranges in
elevation from approximately 530 feet Mean Sea Level (MSL) at the
lowest point, to 580 feet MSL at the highest point providing an elevation
range of 50 feet. The slope of the entire property ranges from 4 to 6
percent. There does not appear to be any minor or major drainage ways
on the property.
Soils on the Petition Area are all comprised of the Kohala silty clays.
According to the Soil Survey of Hawaii, dated 1973, the surface layer is a
silty clay about 14 inches thick underlain by a silty clay loam about 25
inches thick. KhC soil types are found on 80 percent of the two parcels
with runoff slow to medium and slight o moderate erosion hazard. KhA
soil types are found on the remaining 20 percent of the property
characterized by moderately rapid permeability, slow runoff and a slight
erosion hazard.
Soil productivity estimates have been made by a number of
governmental agencies. The most widely accepted and referred to
productivity measure has been conducted by the University of Hawaii,
Land Study Bureau. All lands across the State have been ranked with
master productivity ratings with "A" being the most productive soils and
"E" being the least productive. The Petition Area is designated entirely as
"B".
Probable Impacts
Development of the Petition Area as a residential community will impact
the physical character of the land as it is in its natural state. Impacts to the
geology and physiography of the Petition Area could occur as a result of
the excavation and new grading of the existing topography. Site
development will be generally limited to site grading to create the
roadways and building lots.
Mitigative Measures
Construction activities such as clearing, grubbing, excavation and grading
would be performed in compliance with applicable air and noise quality
regulations to minimize potential fugitive dust and noise impacts on
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adjacent developed areas and will be subject to all relevant County permit
procedures and reviews.
4,1.2 GROUNDWATER, HYDROLOGY, SURFACE WATER AND
DRAINAGE
Groundwater and Hydrology: The specific configuration of groundwater
resources in the Petition Area is unknown at this moment.
Surface Water and Drainage: Flood Insurance Rate Maps (FIRM)
designate the entire Petition Area as "Zone V (panel no. 1551660100c,
dated September 16, 1988). This is defined as "Other Flood Areas: areas of
500 year floods, areas of 100 year flood with average depths of less than 1
foot or with drainage areas less than 1 square mile; and areas protected by
levees from 100 year flood." There are no floodways or channels indicated
on the property.
Probable Impacts
Impacts to the groundwater, hydrology, surface water and drainage
characteristics of the Petition Area could result from the introduction of
pollutants into the groundwater stream, interruption of the groundwater
stream and alterations to existing surface water drainage patterns or
quantities. Impacts to the groundwater stream could occur as a result of
the application of fertilizers on landscaped areas.
Surface water runoff and drainage from the property will increase due to
an increase in impermeable runoff surfaces, such as roadways and roofs.
The increased surface water runoff from the roadways could carry
petrochemical residues and rubber substances from tire wear that could
enter the groundwater stream if allowed to percolate through the
underlying lavas.
Mitigative Measures
Potential adverse impacts to the groundwater stream, hydrological
characteristics, surface waters and drainage of the Petition Area would be
mitigated through the design and construction of a drainage system in
compliance with the County Department of Public Works and State
Department of Health standards. It is likely that soils would be imported
for landscaping purposes, given the lack of suitable soils in the Petition
Area. These soils would tend to promote plant absorption of fertilizers,
thereby decreasing the potential for the fertilizers passing through the soil
layer into the underlying lavas and into the groundwater.
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4.1.3 NATURAL HAZARDS
Lava Zone: The northern part of the Big Island is made up of two
volcanoes, Mauna Kea and Kohala. Mauna Kea has erupted several times
in the last 10,000 years, most recently about 3,500 years ago. The volcano is
considered dormant but not extinct. Kohala, is the oldest volcano on the
island which last erupted about 60,000 years ago. Although it is impossible
to know if this volcano is extinct or only dormant, the volcano hazard is
extremely low.
Maps showing volcanic hazard zones on the Island of Hawaii were first
prepared in 1974 by Donal Mullineaux and Donald Peterson of the U.S.
Geological Survey and were revised in 1987. The current map divides the
island into zones that are ranked from 1 through 9 based on the
probability of coverage by lava flows. The highest probability of coverage
by lava is zone i with lowest probability being zone 9. The Petition Area is
located in zone 9.
Seismic Zone: The entire Island of Hawaii is susceptible to earthquakes
most of which are directly related to volcanic activity and are caused by
magma moving beneath the earth's surface. A few are less directly related
to volcanism; these earthquakes originate in zones of structural weakness
at the base of the volcanoes or deep within the earth beneath the island.
The Uniform Building Code classifies the Island of Hawaii as a Zone 3
area for the purpose of structural design in buildings and other related
structures. The classification system is based on a scale of 0 to 4, increasing
in level of risk due to seismic occurrence and danger. The County of
Hawaii Building Division requires that all new structures be designed to
the earthquake criteria detailed in the Uniform Building Code
Probable Impacts
The occurrence of a natural disaster such as an earthquake or volcanic
eruption would pose a risk to life and property within the Petition Area.
Mitigative Measures
Mitigation measures to reduce the significance and/or impacts of
earthquakes and/or volcanic eruptions would include adherence to
appropriate building codes and standards as established by the County of
Hawaii.
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4.1.4 FLORA AND FAUNA
The entire Petition Area has been previously cleared and based on
information taken from Kohala Corporation field maps, was in use at one
time for the cultivation of sugarcane. Presently the Petition Area is
covered with ankle high grasses with a few scattered trees. As per
discussions with the County of Hawaii Planning Department, a flora and
fauna study is not required due to the previous clearing and agricultural
use of the site.
4.1.5 HISTORIC/ARCHAEOLOGICAL
RESOURCES See Figure No. 19, Page 21
William Barrera, Jr., consulting archaeologist, was contracted to perform
an archaeological walk through reconnaissance survey for the Petition
Area. The walk through reconnaissance consisted of a complete
pedestrian inspection of both parcels. Due to no evidence being seen of
any historical or archaeological features or sites, the consulting
archaeologist is of the opinion that development of the parcels may
proceed without any need for an intensive archaeological survey.
Probable Impacts
Development of the Petition Area should have no affect any
archaeological features or sites.
Mitigative Measures
In compliance with applicable federal, state and county archaeological,
historical and cultural features preservation laws, rules and regulations,
the recommendations of the consulting archaeologist will be followed.
4.1.6 AIR QUALITY
For the general Hawi Kapaau area, since there are no large stationary
point sources of pollution or heavy vehicular traffic, it can be inferred
that the region experiences a high level of air quality, with the exception
of periodic volcanic eruptions which significantly impact air quality in
the area. Air circulation patterns on the leeward side of the island are self
contained because the area is sheltered from the full impact of the
northeast tradewinds.
Probable Impacts
Short term impacts would be the expected emissions from construction
machinery and fugitive dust emissions from exposed ground, earth
4-5
moving, and vehicular movement along unpaved roads. Long term
impacts are principally associated with vehicular emissions, although the
proposed development is not expected to be a significant contributor to
vehicular traffic in the area.
Mitigative Measures
The impacts on air quality due to site disturbance would be temporary.
Methods used to control the amount of airborne particulates will include
adherence to state air pollution control standards and the use of a
watering program to limit bare dirt surfaces from becoming significant
dust generators.
4.1.7 NOISE
The existing noise quality of the proposed project is limited to three
principal sources; motor vehicle traffic, natural factors including wind
moving through vegetation; and fixed source noise. None of these noise
generators should be considered to be a significant source of noise.
Probable Impacts
Short term noise impacts will occur during the initial construction
period, generally associated with clearing, grubbing, grading, and building
construction activities. Long term noise impact would primarily be noise
generated by the traffic created by the new development. Due to the
relatively small size of the development, the amount of new noise
generated should be insignificant.
Mitigative Measures
The use of properly muffled equipment would be required on the project
for all phases of the work.
4.1.8 VISUAL ATTRIBUTES
The present visual character of the Petition Area looking south may be
characterized as gently sloping pasture land with a few stands of small
trees and a backdrop of the Kohala Mountain Range. The views looking
north, east, and west are of existing residential neighborhoods.
Probable Impacts
The proposed project will result in visual impacts in the form of a
changed character of the site; from vacant land sparsely utilized by man,
to an urban, built up character. The general nature of the proposed
development is intended to be that of a well landscaped, single family
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residential neighborhood, utilizing an architectural vernacular that is
consistent with the character and lifestyle of North Kohala.
Mitigative Measures
Potential impacts to the visual character of the site will be mitigated
through the use of extensive landscaping both in the common areas and
on the individual house lots in the proposed development. Other
mitigation measures will include the adoption of special design controls
for all of the facilities and the maintenance of the landscaped open spaces.
4.2 SOCIO ECONOMIC ENVIRONMENT
4.2.1 POPULATION
Population in North Kohala has grown at varying rates in the last fifteen
years. From 1980 to 1990 North Kohala experienced a 32.1% increase in
resident population and for 1990 to 1995 a 12.5 % increase. Population
projections from 1990 to 2005 are expected to increase by 2,700
representing an increase of 63%. The resort related development in South
Kohala has contributed somewhat to this increase in population since
part of the worker population for the resorts live in North Kohala.
Factors that will influence the population growth in this district are
national and international investment trends, State and County land use
policies, employment opportunities, affordability of housing, and the cost
and quality of physical and social infrastructure systems. Looking ahead to
the next 10 to 20 years of growth and change, it can be generally said that
population growth will continue to be generated from two forces: (1) the
continued development of the major resort destination resorts in the
region, and (2) the continued desire of significant numbers of people to
move to the region for purely lifestyle reasons. It appears that many of
these people are not dependent on the visitor industry for their
livelihood; that many are independently wealthy, or practice a profession
that can be pursued together with a rural lifestyle, or are willing and able
to adapt their income requirements to the limited opportunities available
within the traditional rural agricultural economy of the region.
Probable Impacts
Due to the relative small number of lots in the proposed development,
the project should have an insignificant impact on the population. It is
anticipated that the majority of the buyers will either be from the
mainland or Oahu, with the balance coming from the local market.
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Mitigative Measures
Because the project is not expected to result in significant impacts to the
existing population base, measures to mitigate potential adverse affects
are not warranted.
4.2.2 ECONOMY
The economy for the district of North Kohala is based primarily on
agriculturally related activities. The major agricultural products include:
cattle, nursery products, and macadamia nuts. The major ranches in the
district, the Kahua Ranch and the Parker Ranch, which have most of its
productive land in North Kohala, produce almost one-half of all the Big
Island cattle.sales. The high rainfall in the area is ideal for the macadamia
nut industry and there are several hundred acres of orchards in the area.
All production from these orchards is transported out of the district to
Hamakua for processing.
Tourism and its related services industries provide another source of
income and employment for the district. even though there are no major
visitor facilities in the North Kohala district, many residents from this
district work in the visitor related facilities and resorts in adjacent South
Kohala.
Probable Impacts
The use of the site for a traditional neighborhood development offering
"gap group" housing at a moderate price will provide a variety of
economic benefits. The project will provide more diversity in the local
housing market along with benefits to the local construction and real
estate industry. Additional tax revenues will be generated for the County
of Hawaii and local surrounding businesses should benefit due to the
new resident population in the community.
Mitigative Measures
The proposed project is expected to result in positive impacts to the local
economy both in short term and long term impacts. As such, mitigation
measures to minimize adverse impacts are not warranted.
4.3 PUBLIC FACILITIES AND SERVICES
This section describes the existing conditions of public facilities and
utilities in the North Kohala area. Public facilities are those systems
which are provided, staffed, and maintained by governments to serve the
public health, safety, and welfare. Public utilities are distributed services
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(e.g., electricity, water, communications) that are provided by a public
agency directly or by a publicly regulated company. Project impacts are
discussed primarily in terms of anticipated requirements generated by the
development. Mitigation measures are proposals for how this demand
may be satisfied.
4.3.1 TRAFFIC See Figure No. 14, Page 8-16
North Kohala is serviced by two State Highways; the Akoni Pule Highway
and the Kohala Mountain Road. The Petition Area is presently served by
only one of these roadways, the Akoni Pule Highway.
The Akoni Pule Highway is a two lane major collector roadway that
follows a coastal route along the western Kohala shoreline. It provides
regional access, linking the Kohala and Kawaihae areas. At its southern
end, Akoni Pule Highway becomes Kawaihae Road, south of the
Kawaihae boat harbor, where it forms a "T" intersection with Queen
Kaahumanu Highway. The speed limit on Akoni Pule Highway is
generally 55 mph, dropping to 35 mph through Kawaihae Village and
approaching Hawi. Akoni Pule Highway terminates at the entrance to the
Pololu Valley lookout on its northern end.
The Kohala Mountain Road is a narrow two lane road running along the
Kohala Mountain Range with sharp vertical and horizontal curves with
relativity short sight distances. It provides regional access between the
towns of Kohala and Waimea and forms a looped system through the
Kohala region with the Akoni Pule Highway and Kawaihae Road. Kohala
Mountain Road is designated as a major collector roadway.
An initial meeting with the Department of Transportation, Highways
Division, (DOT), was conducted to solicit comments regarding the
proposed development and its access from the Akoni Pule Highway. The
DOT's initial comments were that based on the density of the proposed
development, an improved channelized intersection would probably not
be required. The DOT recommended that a Traffic Impact Study be
conducted to verify the anticipated level of service. The consulting
engineering firm of Witcher & Associates Inc., was contracted and
subsequently prepared the "Planned Unit Development, North Kohala,
Hawaii, Intersection Traffic Study, TMK (3)5-4-006:21 & 36", dated
February 28, 1997.
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Probable Impacts
The conclusion of the Intersection Traffic Study is as follows:
"The construction of the proposed subdivision will have little traffic
impact on Hawi Niulii Road and the surrounding area."
Mitigative Measures
The conclusion of the Intersection Traffic Study is as follows:
"No channelized intersection should be required nor lane alterations at
the intersection of Hawi Niulii Road and Kynnersley Road."
43.2 WATER See Figure No. 15, Page 8-17
The Hawaii County Department of Water Supply (DWS) is proposing to
recover and transmit 20 million gallons per day of potable water from
North Kohala to supplement its Kawaihae Hapuna Puako Water System
in South Kohala. The proposed project would also include upgrading the
existing county water system in North Kohala to all ground water to
improve supply reliability and to meet safe drinking water regulations.
Project construction is planned to be carried out in two phases of
approximately 10 million gallons per day capacity each.
Water is presently available from DWS from the six inch transmission
main along the Akoni Pule Highway. The Petitioner has had on going
discussions with DWS, and they have verbally committed to providing
the required water commitments to the subject parcel. The DWS
informed the Petitioner that these water commitments would be
contingent upon the installation of additional infrastructure which they
indicated should be in place by the time the proposed project requires
water service.
Probable Impacts
Water service to the proposed development will require additional
infrastructure.
Mitigative Measures
Consignment of the water commitments to the Petitioner by the County
Department of Water Supply.
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4.3.3 WASTEWATER DISPOSAL
The State Department of Health (DOH) identifies the Petition Area as a
"Non Critical Wastewater Disposal Area." This means that cesspools are
permitted provided lots are a minimum of 10,000 square feet in size and
there are no more than 50 lots (units) for an entire project.
Correspondence with the DOH reveals that septic systems are favored
over cesspools. The Petition Area lies above the "Underground Injection
Control Line", established by the DOH. This means a permit must be
applied for and approved prior to the establishment of injection wells.
The Petitioner intends to use septic systems for the entire development.
Probable Impacts
Should the project be developed before the installation of the proposed
wells which are a part of the Kohala Water Transmission Project, septic
tank systems (IWS) would be installed to treat the wastewater generate
per each 10,000 S.F. lot. In the event the wells were installed following the
development of the project and were within the 1,000 foot radius
recommended by the State Department of Health (DOH) for restricting
new wastewater systems and the 1/4 mile zone restricting new injection
wells, then even though the project's IWS systems would be
grandfathered in, this would represent a less than ideal situation in terms
of the maintenance of safe water systems in the area.
Mitigative Measures
The primary mitigation measures to be employed with regard to the
wastewater collection, treatment and disposal system will be the
application of all appropriate state and county rules and regulations.
These include proper location, design and operation of the collection and
treatment facilities. Continued coordination with the Department of
Water Supply (DWS) to locate any proposed wells outside of the
recommended 1,000 foot radius zone for new wastewater treatment
systems and outside the 1 /4 mile radius for new injection wells.
4.3.4 STORM DRAINAGE
Flood Insurance Rate Maps (FIRM) designate the entire Petition Area as
"Zone V (panel no. 1551660100c, dated September 16, 1988). This is
defined as "Other Flood Areas: areas of 500 year floods, areas of 100 year
flood with average depths of less than 1 foot or with drainage areas less
than 1 square mile; and areas protected by levees from 100 year flood."
There are no floodways or channels indicated on the property.
4-11
The consulting engineering firm of Witcher and Associates Inc. were
contracted to provide a preliminary drainage study for the Petition Area
in addition to the information detailed by the FIRM Maps. The purpose of
the preliminary drainage study was to identify and quantify runoff within
the proposed subdivision area as well as the surrounding area. The
drainage study which is detailed in the report, "Planned Unit
Development, North Kohala, Hawaii, Preliminary Evaluation Drainage
Study, T VM (3)5-4-006:21 & 36", dated March 20, 1997.
Probable Impacts
Surface water runoff from the site will be altered. The extent of change
will depend upon the amount of paving and other impermeable surfaces
that will occur within the Petition Area and the actual configuration of
the storm drainage system.
Mitigative Measures
The conclusion of the Preliminary Evaluation Drainage Study is as
follows:
"Any increase in storm runoff on the subject parcel will be contained
onsite as required by Hawaii County Standards. A system of drywells and
other Mitigative measures will be utilized to contain the increased runoff.
It is anticipated that the end result will be less runoff from the property
than currently occurs."
4.3.5 ELECTRICAL POWER AND COMMUNICATIONS
Electrical service is available from Hawaii Electric Light Company
(HELCO) from either Akoni Pule Highway or Kynnersley Road. A 34 K V
transmission line runs along the Kohala Mountain Road to provide
service to Hawi, Kapaau, and the other villages of North Kohala. HELCO
is proposing a 69 KV electrical transmission line to be installed along
Akoni Pule Highway, from Kohala Ranch to Hawaii. This line is seen by
HELCO as an important part of their overall system, as it would "close the
loop" for their system in North Kohala.
Probable Impacts
The electrical power delivery system, telephone service, and CATV
system that would serve the proposed project will require upgrading and
expansion to meet the needs of the project.
4-12
Mitigative Measures
Electrical service is available from Hawaii Electric Light Company
(HELCO) from either Akoni Pule Highway or Kynnersley Road. The
primary mitigation measures to be employed with regard to electrical
power will be the proper coordination with HELCO in terms of delivery
of the electrical infrastructure and compliance with HELCO
recommendations and requirements.
GTE Hawaiian Tel indicates there is an existing pull line on the north
side of the Akoni Pule Highway that the development can use for
telephone service. The primary mitigation measures to be employed with
regard to electrical power will be the proper coordination with GTE in
terms of delivery of the electrical infrastructure and compliance with GTE
recommendations and requirements.
4.3.6 POLICE, FIRE, AND
EMERGENCY SERVICES Figure No. 13, Page 8-15
Police protection and fire protection for the North Kohala Area is
provided by the Hawaii County Police Department and Fire Department
which operate from the district headquarters located at the North Kohala
Civic Center in Kapaau.
Medical care is available at the Kohala Hospital which offers intermediate
and long term care. The hospital is also equipped with an emergency
room and a small surgical facility. Emergency services are provided
around the clock by physicians contracted through the State of Hawaii.
Probable Impacts
The development of the Petition Area as proposed should marginally
increase the demand for police, fire and emergency services.
Mitigative Measures
Because the project is not expected to result in significant impacts to the
police, fire, and emergency services, measures to mitigate potential
adverse affects are not warranted.
4.3.7 SOLID WASTE DISPOSAL
The proposed project will be serviced by private rubbish collection
contractors who will truck the solid waste to the new landfill site located
approximately 15 miles north of the Keahole Airport at Puuwaawaa. This
4-13
new landfill is expected to accommodate initial solid waste volumes of
46,300 tons per year and more as the population in the area increases.
Probable Impacts
The development of the Petition Area as proposed should marginally
impact the capacity of the new landfill in North Kona.
Mitigative Measures
To mitigate potential impacts from the generation of solid wastes, all
homeowners and facilities within the project would be encouraged to
practice recycling measures to the maximum extent possible.
4-14
CHAPTER FIVE
Alternatives to the Proposed Action
5-1
5.1 INTRODUCTION
In compliance with the provisions of Title II, Department of Health,
Chapter 200, Environmental Impact Statement Rules, Section 11-200-
10(6), the alternatives to the proposed action are discussed in this chapter
as follows: No Action and Alternative Uses; Industrial Expansion.
5.2 NO ACTION
The "no-action" or "no-project" alternative would retain the present
status of the project lands in their existing natural state. Leaving the
property undeveloped will result in the loss of a timely opportunity to
provide "Gap Group" housing on the Island of Hawaii to capture a
market niche that the other islands have begun to develop. No
development could potentially create this type of community being built
in outlying areas that are not contiguous to the Hawi Kapaau area
resulting in increased infrastructure cost to the general public and lost of
rural land not otherwise designated for this type of use. Leaving the
property undeveloped will also result in the loss of potential revenue to
the state and county governments.
5.3 ALTERNATIVE USES
The County General Plan identifies land in the Petition Area as Low
Density Residential and Medium Density. This designation allows for the
following; low density - single family residential in character, ancillary
community and public uses, and convenience type commercial and
medium density - village and neighborhood commercial and residential
and related functions (3 story commercial; residential up to 35 units per
acre). Within the context of this plan, alternative land uses considered for
the Petition Area include medium density residential and commercial
uses.
5.3.1 MEDIUM DENSITY RESIDENTIAL
Approximately 10%o percent of the Petition Area is designated medium
density which represents approximately 1 acre of the total land area. One
acre could be developed as medium density residential which would be in
the form of multifamily units, with densities ranging from approximately
14 to 35 units per acres. With the surrounding land use being primarily
RS 15, this medium density housing could be out of character with the
existing plantation styled community and could possibly cause some
community reaction to this higher density. The 10% area would also
5-2
represent an insignificant amount of land to allocated for multifamily
housing and a larger parcel may accommodate this use better.
5.3.2 COMMERCIAL USE
Commercial uses in the Petition area is questionable due to the limited
street frontage to the Akoni Pule Highway. Any commercial would be
severely handicapped due to this limited frontage and its questionable if
there is even a market for additional commercial space in the Hawi
Kapaau area considering the current sluggish Hawaiian economy.
5.4 SUMMARY
Given the need for more "Gap Group" housing especially in the form of
single family residential, the proposed use of the Petition Area is believed
to be the best of the alternatives considered.
5-3
CHAPTER SIX
Irreversible and Irretrievable
Commitments of Resources and Relationship
Between Local Short Term Uses of the
Environment and Maintenance and
Enhancement of Long Term Productivity
6-1
6.1 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF
RESOURCES
The construction and long term use of the project as a traditional
neighborhood development proposed herein will permanently and
irretrievably commit money, time and physical resources. The proposed
urban uses will displace the open space currently provide by the site's
natural condition. Development of the proposed action will foreclose
alternative land uses including other urban uses. Other unavoidable
impacts include increased traffic and increased demand on water, sewer,
and electrical utility services.
6.2 RELATIONSHIP BETWEEN LOCAL SHORT TERM USES OF THE
ENVIRONMENT AND MAINTENANCE AND ENHANCEMENT
OF LONG TERM PRODUCTIVITY
Short term tradeoffs related to the proposed action are generally
associated with the urbanization process. The Petition Area presently
consist of vacant land in its natural state. The site provides an open space
amenity to the residents of the Hawi Kapaau area. The proposed action
will commit the site to particular urban uses (single family residential)
thereby narrowing the range of potential beneficial uses and possibly
foreclosing future options. The construction of the development will
involve greater environmental impacts than are currently generated by
the site (i.e., increased water demand, wastewater, traffic, etc.) The open
space currently afforded by the site will be altered by the proposed
development.
Long term losses and or tradeoffs relate to policy objectives of Hawaii
residents as expressed through their elected representatives and finally
implemented in their public plans, policies, and controls. To promote the
region's economic viability, a diversity of services and products should be
developed to accommodate increased growth. The development of the
Petition Area as a traditional neighborhood is consistent with the
County's General Plan for this area, would benefit the community both in
short and long term economic benefits, and would add diversity to the
existing housing inventory.
6-2
CHAPTER SEVEN
References
7-1
7.1 LIST OF REFERENCES
Grady, Matthew, Land Assessment for Tax Map Key: 54-06:21 & 36, North Kohala,
Hawaii (Phase I. Opportunities and Constraints), October 1994.
Grady, Matthew, Land Assessment for Tax Map Key. 5-4-06:21 & 36, North Kohala,
Hawaii (Phase IL• Development Scenarios), November 1994.
Hawaii, County of, Agriculture Development Plan, July 1992.
Hawaii, County of, The General Plan Hawaii County, November 1989.
Hawaii, County of, Kohala Community Development Plan, Hawi-Kapaau Urban Design
Study, June 1977.
Hawaii, County of, North Kohala Community Development Plan, November 1984.
Hawaii, State Department of Transportation, Island of Hawaii Long Range Highway
Plan, May 1991.
Hawaii, State of, Office of State Planning, Hawaii State Plans - State Function Plans,
June 1991.
Hawaii, State of, Office of State Planning, West Hawaii Regional Plan, November
1989.
Hawaii, University of, Department of Geography, Atlas of Hawaii, 2nd Edition,
1983.
Interior, Department of the, Geological Survey, Volcanic and Seismic Hazards on the
Island of Hawaii, 1990.
International Conference of Building Officials, The Uniform Building Code, 1991
Edition, May 1991.
Maryland, State of, Office of Planning, Modeling Future Development on the Design
Characteristics of Maryland's Traditional Settlements, Prepared for Office of Planning,
August 1994.
Megumi Kon, Inc., Kohala Water Transmission System Environmental Assessment, June
1994.
Witcher & Associates Inc., Planned Unit Development, North Kohala, Hawaii,
Intersection Traffic Study, TMK (3)5-4-006:21 & 36., February 1997.
Witcher & Associates Inc., Planned Unit Development, North Kohala, Hawaii,
Preliminary Evaluation Drainage Study, TMK (3)5-4-006:21 & 36., March 1997.
7-2
CHAPTER EIGHT
Figures
8-1
8.1 LIST OF FIGURES
No. 1 Project Location ......................................................................................8-3
No. 2 Aerial of the Petition Area ..................................................................8-4
No. 3 Tax Map Key 8-5
No. 4 Petition Area ...........................................................................................8-6
No. 5 State Land Use District Map ................................................................8-7
No. 6 West Hawaii Regional Plan ................................................................8-8
No. 7 County General Plan .............................................................................8-9
No. 8 County Zoning .....................................................................................8-10
No. 9 North Kohala CDP ..............................................................................8-11
No. 10 Northwest Hawaii Open Space and CDP ........................................8-12
No. 11 Kohala CDP Hawi Kapaau Urban Design Study 8-13
No. 12 Contiguous Land Use 8-14
No. 13 Public Facilities 8-15
No. 14 Existing Roadway System ..................................................................8-16
No. 15 Water System .......................................................................................8-17
No. 16 Topographic Site Plan .........................................................................8-18
No. 17 Soil Map .................................................................................................8-19
No. 18 Agricultural Productivity ..................................................................8-20
No. 19 Letter from Archaeologist ..................................................................8-21
No. 20 Masterplan Concept ............................................................................8-22
No. 21 Project Entrance ...................................................................................8-23
No. 22 Landscape Theme ................................................................................8-24
No. 23 Street Character ....................................................................................8-25
8-2
Fi.-tre No. 1: Project Loc- -don
Traditional Neighborhood Development, North Kohala, Hawaii
0 Oahu
Kauai
STATE =:Z7 Maul
OF HAWAII O
NORTH Petition Area
KOHALA M..
HAWAII
0
NAYAK
s
K NA
`J
O T NI O
ONA
PUNA
K
KA
ISLAND OF HAWAII
o Mi 10 Mi 20 Mi
8-3
Figure _ . o. 2: Aerial of the Pe _ion Area
Traditional Neighborhood Development, North Kohala, Hawaii
L `L ggpvq
• 'i .pis I
' Petition Area k'
~I fir ~
I ~
N
1 ,
+r,
e
4
V t
G
•r•
I •
0' 500' 1000' 2000'
S-4
_gure No. 3: Tax Map _ .ey
Traditional Neighborhood Development, North Kohala, Hawaii
E,
.1 11 .1 A .4 11
e
o I = << Petition Area Y- o
I ---------------1=+--------------
-^a
0. 300' 600
8-5
ure No. 4: Petition j_ ea
Traditional Neighborhood Development, North Kohala, Hawaii
II TMK 5-4-06:36
J 12,492 SF
Akoni Pule Hi hwa
~Y
\
y~ 4{y
Q . \ ~~\T~t14ld~\~C.~a a\ C \
C
Y
TMK 5-4-06: 21
9.84 Acres
FFFI
o' 100' zoo soo
8-6
Figurer .5: State Land Use L _ Arict Map
Traditional Neighborhood Development, North Kohala, Hawaii
z . 4
maka
. ^ EMI
Source: State Land use Commission, Hawi Quadrangle, Qt-13)
0' 1000' 2000'
8-7
Figure l 6: West Hawaii Re6_,)nal Plan
Traditional Neighborhood Development, North Kohala, Hawaii
SUBREGIONAL !M'
PLANNING AREA `l1 Petition Area
0 RESORT DESTINATION ' •
NODE
11llLL SUPPORT COMMUNITY
I I SECONDARY SUPPORT
_ COMMUNITY
DIVERSIFIED CROP AREA
y,,,,• Karaiho~ Mbrma
M RECOMMENDED PARK AREA
T...»7F
® HERITAGE AREA
e,~o
Source: Office of State Planning 1989
o Mi 4 Mi 8 Mi
8-8
Figu_ - No. 7: County Gene, A Plan
Traditional Neighborhood Development, North Kohala, Hawaii
-.:JI Y
3603! I T aI+JL,
µ
i (L
NA03 R 1 - 133 )e,
f ( 1 aao tots
dais .a es,ii sir -
Ir LOW ;DENSITY
f a-<_ t0
1^
1,73 3a.-
1_13
t E (~11
- a .-os:aa
g1CON1SIFIfGJyWAY o-4-09:02 .
3)A)7333 a
f-a-a r.aa a . to:a3
<a. eITT Of
-Snw~ , 1.3<e ...~u / .114
l~ 03 IA.Ml,'
w° ? ])733 aa.
3-1-02:2 5 .573
13.331 a.l. ? / T'
21 -
3 e ,icio
ME LIM: DENSITY c'. 3a<3 .3.
L- : ,
3,J3x w.
LOW DENSITY
- tu:
.277 a-.
a L..
cos! °0O 1
TAKAT'a FI/ -f - -103.<e. «
aTa' ~--T..\ \V\
Interpretation: Matthew Grady, AICP Source: County of Hawaii General Plan, 1989
0' 1000' 2000'
&9
F.Lbare No. 8: County Zc)_.ing
Traditional Neighborhood Development, North Kohala, Hawaii
R S - 'o
15 $
A-20a
RS-
15 Parcel 36
RS-15
CV- CN-
10 1O 1O R I
AKONI PULE HIGHWAY
R I
rvq
V 441
F ~w4 SSY;S~''
R a 4 R~L.n'~ A `M.
Z y s. - R - 1 5
y s > r,: sa ~ fi~ ,
A-20a
Parcel 21
A-20a
R
15
Source County of Hawai4 Hawi Kapaau Zone Map, Station 25-95C
0, 200' 400'
8_10
Figure NG. North Kohala ConL..iunity CDP
Traditional Neighborhood Development, North Kohala, Hawaii
Petition Area
eaisnra wts•w use uses
d _
..~..un III r f,,eV ® .l.w. y.
llN•lpllll
•t•iM wl a ~•OIY. •OgC11LlUR•l
~ O 11 w. r+~w.u.
..Wr.r .wwee Yam ~ .s..w r+~w~u
. IIIelllil~aasa / ~ l W r~.w u..
/ alfWT
10
/ usn•naeo «
5
st ~ ~
2 ~ I
IYeCULTYII lrvel
Source: County of Hawaii, Planning Department North Kohala CDP, 1994
Mf 1 Mi~
0 i
8-11
Figure No. 10: orthwest Hawaii Op.._ tspace and CDP
Traditional Neighborhood Development, North Kohala, Hawaii
uX.w Perm
y I,%z R ~ K..ew. XI
O Eb"D.rMtp.C M.u
R a ue..w Perm
KO14LL•K CRCH
KID WtlunDwly O • ~'`r:
VLD Very LA.D~XY t"'t" L"
!G IWnYN ~P 'y ~O C _
wl \
aBBlwo XUau.n X.e..... x..sa ,-w~yw+ • ~ .l'ca~` 9 c _
x.. Byu. PC.e..n ~ p ~ , ~ •l
cc X.. ae. caves C PP- ~ ~ _
T, o
cc cam:r~o-ap..m om.Iwa.~ . Kaeru ortcw,
ccn
R P.eOaYY. PY.r.lvb ~ °
t Pwe '
c s,.I. co.wv.w.~.~e. t c
t
D- pP #
eaXp. TrW
ro . # ....L..... c
P IMr Mya PVk. < AO ~I VIDE
O 0p W 1 K Xrtem
1 ~
OW OSD Spew DamnN O Ep ' 1
Wz KWaa De-kl as Z. , { y, • ........{M...ro .
n.w~. nuP 13 '
0 IDZ Y1
090
' 0 LD
p I ~ R 4
n.. f
lD r
1n.enaem.lu B.r ° VlD
le OaD
01
Per ` WA
090
n.m•..•u.v DSO O
P O ?e ~ /
0/ eau _ :\-6cM OSD
_ Source: County of Hawaii, Planning Department, 1992
0 Mi 2 Mi 4 Mi 8 Mi
8-12
Figure No. 11:
Kohala CDP Hawi Kapaau Urban Design Study
Traditional Neighborhood Development, North Kohala, Hawaii
IV
L~
Q
E>~ r
p/oPraed Ezstslg
1 1 1 Cr j Prapozad
• •rr
Proposed 1 [ 1 it i
`rr 11 111 Kan. LAD-2 i
11~
fJ
rl
Hai i LAD-1 1 I I He -Kapeeu SDD BoundaryKaaAiu H~eatle
Source: County of Hawaii, Kohala CDP, Hawi Kapaau Urban Design Study, 1977
0' 2500' 5000 10000'
&13
Figu. No. 12: Contiguous Land use
Traditional Neighborhood Development, North Kohala, Hawaii
RS-15
traditional single family
residential neighborhood
RS-15
II vacant lot
J /A.koNiule Highway 17, Ox,o
v
C <
C
Y
A-20a
open field cleared
RS-15
traditional single family
residential neighborhood
RS-15
newer single family
residential neighborhood
A-20a
open field cleared
0' 100• 200 300'
&14
Fib Are No. 13: Public Fac -Ries
Traditional Neighborhood Development, North Kohala, Hawaii
~~fr' kaTenemMe Pork
1(olvla HVh 6
EManentw SUad I IArarY
--Fxt
i
Pet.
I Z_~
'l
iti Area
- I Hrtn kdaW chic Caner
/ tech De
~ F. Dent'
1 -
E
Source: County of Hawaii, Planning Depart 4 North Kohala CDP,1984
0 1000' 2000'
8-15
Figl-z No. 14: Existing Rouaways
Traditional Neighborhood Development, North Kohala, Hawaii
Primary Road Secondary Road Agricultural Road
MEMEMEMEME
'i
i
1
1 '
? Petition Area
1 ~
- i j - >
j ~
Source: County of Hawaii, Kohala CDP, Hawi Kapaau Urban Design Study, 1977
0' 500' 1000' 1500' 2000'
8-16
F_bure No. 15: Water Sy. em
Traditional Neighborhood Development, North Kohala, Hawaii
Proposed General Arrangement Plan Kohala Water Transmission System
rws)-
ratam nru
Twe t - T1u.l1a91ox rvenc
causrnon xsmerow SRS
(ar. en. r.a.a)
4~VY R
l~ Petition Are
` ~ - - rxus o -
• • . ti"~ ratsm Bret
. ti•..''•-- xrveam
rwst-
cvuamrt eouran w ~
erx tar. esr. s.a.r)
r•er.r•.. .n .,r.•xnn
• rs•Q i set ans
• rws n mt em
run)-
ax•mr nm
txum®sx Ryas .
Y.W R
rn•a) -
rxe•uxs sa•ew uasarou
ers (or. en. w•)
b
rstat-
rzas•a•s teom+u. xcvnou
errs (or. rtsr. ma•)
Source: Land Study Bureau, 1%5
0' 5000' 10000' 15000'
&17
Figur,-. ~sTo. 16: Topographic ~lte Plan
Traditional Neighborhood Development, North Kohala, Hawaii
Mod Pule Highway
530'
OAL
540'
-550'
\ 580
\570' - -
-560'
0' 100' 200' 300'
8-18
_ .<gure No. 17: Soils Mu.p
Traditional Neighborhood Development, North Kohala, Hawaii
I
KhA
KhC 'j
/f KhA KHE
r-~ ~ Zr• „ KhA - - RB- °r
KhC!
11 ..ice/'
KhC F $"c s h+G
=7 - „~.s t' !f~ \ .KhA~'~s •4 KhC
KhA __KhE
Hawi '/\1 Koha(a r - /c
-"AK.ONLP ; Scheele ?
~~'I Knc r , J-~ Honomakaui f KnA ~p'~'°y~,
Kb-
L n
~I - KnA RB
t{K5o ;U - -KhC / Knc r
KhE KhA
`KhC
I ,RB -~J,/IAaC R B~ .+.~RB~
[ 27 r sa..r Aa0 -
r Z:z AaC ,
KhC
!f AaC
AaO
r I ~.~_~AaO r '
AaC
A.o
AaD ~ I AaC ~ - 1Y• ~h '\ri~ A8D
Source U.S. Department of Agriculture, Soil Conservation Service, 1973
m
0' 1000' 2000'
8-19
Figure .o. 18: Agricultural Pi „ductivity
Traditional Neighborhood Development, North Kohala, Hawaii
~3 4' G._..,r_ -s. ¢a- ' -~•2 n4 H'17dF
r J C~R1 14 S Y Y
s _ j G , 4 ' J.•.ffewf a?,.. ~ B 1151
~ 4l' y4 i• N
B 1141, `E'31B;
1
d r-
~ xa,a~ c u 4
- Hglyc -1L - LT1Co1~+~ IS cF .
Aoa
i ~y. ~ T ~ . Y •f TC
X r - .Cll4 c
yY
y 1
1 T'$ 1,.., < ' T 141= a~?- .r
' :w ~~w s B114i -
' BIIS•r ~ t au Q ~ Bl 4~. -g c
s-
13
r
15 H. w C2 ~E X16. 0115 .:~~I,
Do-
S"
5Cv
C \ Cx ` '
c
Sours: Land Study Bureau, 1%5
F- F0' 1 F Zooo'
8-20
Figure .o. 19: Letter from ArLxtaeologist
Traditional Neighborhood Development, North Kohala, Hawaii
W'illlam Barrera. Jr.
Consulting Archaeologic
P. O. B.x 2649 +b Kamuela. 111 96743
Ph: 885-7262 ? PAX: 885-1694
June 2. 1997
Mr. Michael Riehm
Riehm Owensby
R. O. Box 390747
Kailua-Kona. HI 96739
Subject: Archaeological Fieldwork at Hanaula, Notch Kohala
Dear Mr. Riehm:
We have completed an archaeological walk-through reconnaissance survey of two parcels at
Hanaula, North Kohala, consisting of TMK (3) 5-4-06: 21 & 36. Parcel 21 is 9.833 acres in size.
and is presently being used for pasture. It has plainly been cleared of all vegetation as evidenced
by push piles of bulldozed trees, and at present is covered with ankle-high grass. Parcel 36 has
served as the roadway for access to the pasture of Parcel 21. Trees and waist-high grass are
present, although most of the parcel was inspected with little difficulty.
The walk-through reconnaissance consisted of a complete pedestrian inspection of both parcels.
No evidence of any historical or archaeological features or sites was seen.
It is my opinion that development of the parcel may proceed without any need for an intensive
archaeological survey, as the project will have no adverse impact on any historical or
archaeological remains.
If you have any questions, please do not hesitate to call me.
Sincerely yours,
William Barrera, Jr.
8-21
Figu, No. 20: Masterplan ~,.oncept
Traditional Neighborhood Development, North Kohala, Hawaii
Akoni Pule Highway
24 34
25 26 27 28 29 30 31 1 2 3 4
33 5
23 3P .
6 i
22 21 20 19
L.. 18 17 16 15 7
14 13
12 11 10
8 I
0' 100' 200' 300'
8-22
Fib, are No. 21: Project En L. ance
Traditional Neighborhood Development, North Kohala, Hawaii
l~oru ~'ute r-119hvv~Y
sm:
landscaped divided medium strip
I
divided lanes in and out one way
landscaping at edges
0' 25' 50, 75'
8-23
Figs... e No. 22: Landscape neme
Traditional Neighborhood Development, North Kohala, Hawaii
Akoni Pule Highway
project entrance
street trees -
landscaped open space
landscaped open space J
0, 100' 200' 300'
8-24
Fib ~re No. 23: Street Chal deter
Traditional Neighborhood Development, North Kohala, Hawaii
Comment:
The central theme of the street design is the provision of landscaping and the use of
street trees to create a sense of spatial enclosure. The landscaping will create an
intimate spatial environment at the street that will encourage pedestrian activities
and social communication.
SECTION r -------------------------------1
spatial enclosure ~s
q i(r.
C'
b
street tree
Aga&
pavement
right of way
""vv::cc Rob ¢ oi2..+Q.:
~tf`E~dt
MIFF.
PLAN
0. s 10, 20•
s-2s
CHAPTER NINE
Project Presentation Drawings
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