HomeMy WebLinkAboutCOM 0912.000 1996-1998
YY M ~!y,
-'1?s William G. Davis
' Managing Director
Stephen K. Yamashiro
Mayor HenryLho
ryr., ~J Deputy Managing Director
A o• M~
Counfg III pufunii
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
'l
June 29, 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 98-9)
Applicant: Windward Enterprises, Ltd.
Request: A-20a to A-5a
Tax Man Key: 7-3-25:13
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 request.
Sincerely,
Stdphen K. 1'~cnashiro
Mayor
LWindwOLMAY
Enclosures
cc: Planning Commission
REZ 98-9
Fytc Ido., -L!~x
FnK. 1~l~tC ...ruV` _
YY 01
Stephen K Yamashiro
Mayor
4911uttfv of Anfunii
PLANNING COMMISSION
25 Aupuni Street, Room 109 • Hilo, Hawaii %720.4252
(908) 961-82M • Pax (BOB) %1.%15
tJUN 2 9 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 98-9)
Applicant: Windward Enterprises, Ltd.
Request: A-20a to A-5a
Tax Man Keyo 7-3-25713
The Planning Commission, after a duly held public hearing on June 19, 1998, voted to
recommend for your approval the proposed legislative bill to change the district classification
for approximately 21.961 acres of land from Agricultural (A-20a) to Agricultural (A-5a) at the
Kaloko Mauka Subdivision on the north side of Kaloko Drive at approximately the 2,480 foot
elevation, Kaloko, North Kona, Hawaii.
The applicant originally requested that the property be rezoned from Agricultural (A-20a) to
Family Agricultural (FA-3a). However, based upon testimony presented at the public hearing,
including representations made by the representative of the property owner, the Commission
felt that a proper designation of Agricultural (A-5a) would be more appropriate for the subject
parcel. The Commission recommended favorable consideration of the change of zone based
on the following:
In order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is
only through such a comprehensive policy analysis approach that evaluations and
decisions can be made to better time and stage developments to achieve growth
determined by the General Plan and related planning documents. The implications of
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
these evaluations and decisions must be also considered as they may have an impact on
similar areas in the County.
The Change of Zone request from Agricultural-20 acres (A-20a) to
Agricultural-5 acres (A-5a) zoned district will conform to the following goals, policies
and standards of the General Plan Land Use and Agricultural Elements:
* Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural and physical environments of the County.
* Zoning request shall be reviewed with respect to General Plan designation,
district goals, regional plans, State Land Use District, compatibility with
adjacent zone uses, availability of public services and utilities, access, and
public need.
* The compatibility of agricultural and non-agricultural uses should be carefully
reviewed and where appropriate, buffers required.
* Rural-style residential-agricultural developments, such as new small-scale rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
* Protect and encourage the intensive utilization of the County's important
agricultural lands.
* The County shall encourage the development and maintenance of communities
meeting the needs of its residents in balance with the physical and social
environment.
* Agricultural land shall be used as one form of open space or green belt.
While the potential for intensive and/or extensive agricultural uses may exist,
the project site is comprised of soils identified as Kiloa Extremely Stony Muck
(rKXD). This soil consist of well drained, thin, extremely stony organic soils over
fragmental A'a lava and is used primarily for woodland and pasture. Soils within the
subject property have been classified as "E" (Very Poor) for agricultural productivity
by the Land Study Bureau's Detailed Land Classification System. Finally, soils within
the subject property are classified as "Unique Agricultural Land" by the ALISH
system. "Unique Agricultural Land" are lands that have the special combination of soil,
quality, location, growing season and moisture supply and which is used to produce
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
sustained high quality and/or high yields of a specific crop when treated and managed
according to modern farming methods. The recordation of deed restrictions for
individual lot owners to file a conservation plan with the Kona Soil and Water
Conservation District will encourage agricultural activities or the presentation of the
lands within the proposed subdivision in a manner consistent with the "Orchard"
designation by the General Plan LUPAG Map and "Unique Agricultural Land"
designation by the ALISH system. The A-5a zoning is consistent with the
recommendation of the Kona Regional Plan.
The proposed subdivision of 5-acre lots would be compatible with the
agricultural character of lands located within the lower elevations of Kaloko Mauka
Subdivision which are zoned A-5a and A-3a. The 5-acre lot sizes will provide
opportunities for residents who wish to pursue limited agricultural activities, but are
not able to commit to the financial or labor demands placed on them by the larger
20-acre parcels. The applicant has agreed to impose restrictive covenants requiring the
filing of a conservation plan with the Soil and Water Conservation District as well as
restricting the construction of second dwelling units on each subdivided lots.
Lands adjacent and to the north, northwest and east of the subject property,
above the approximately 2,600 feet elevation, have been rezoned to an A-5a zoned
district since 1995. Lands immediately below the 2,600 feet elevation were rezoned to
A-3a zoned district in 1980 and 1995. Therefore, a favorable recommendation of this
change of zone request will be consistent with the surrounding land use pattern already
established within this portion of Kaloko Mauka Subdivision. However, an increasing
number of parcels are being affected with condominium property regimes. The subject
property is located at the 2,480 foot elevation.
The 'Alala Recovery Plan, prepared in an effort to preserve the habitat of the
critically endangered 'Alala, recommends that portions of Kaloko Mauka Subdivision
above the 3,200 foot elevation be designated as "essential habitat" for the 'Alala. As
part of the Office of State Planning's Five-Year State Land Use District Boundary
Review, the Water Resources Research Center recommends that the high rainfall and
fog-drip area mauka of the 2,000 foot elevation be redesignated into the Conservation
District for protection as a watershed recharge area. The Kona Watershed, which
provides for the recharge of aquifers which supplies most of Kona's drinking water,
includes those lands located within the Kaloko Mauka Subdivision and situated above
the 1,900 foot elevation, which includes the subject property. The subject property,
located below the 3,000 foot elevation, does not seriously compromise the
recommendations of these studies beyond existing conditions. While the subject
property is located below the elevation recommended for preservation as a habitat for
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
the 'Alala, it is located above the approximately 2,000 foot minimum elevation
recommended by the Office of State Planning and the Water Resources Research
Center for protection as a watershed area. Approval of the change of zone will not
alter the existing land use conditions within Kaloko Mauka Subdivision. Whether a
parcel has an Agricultural zoning with a minimum lot size of 5 or 20 acres, uses
permitted within the Agricultural District will allow for a variety of agricultural
activities to be conducted on the property.
Therefore, a favorable consideration of this request will also complement the
goals, policies and standards of the Land Use and Agricultural Elements of the General
Plan previously cited above.
Primary access to the subject area from the Mamalahoa Highway is provided by
Kaloko Drive, a County roadway having a pavement of approximately 20 feet with 8
foot wide grassed shoulders within an 80 foot wide right-of-way. This road is able to
accommodate the proposed subdivision. The Mamalahoa Highway-Kaloko Drive
intersection is of a "T" configuration without channelization improvements. The
analysis of traffic along Kaloko Drive and at its intersection with the Mamalahoa
Highway found that there are no appreciable delays at this intersection during the AM
and PM peak traffic hours. The State Department of Transportation and County
Department of Public Works have expressed the need for improvements to the
Mamalahoa Highway-Kaloko Drive intersection. The need for such improvements is
essential since similar changes of zone may occur throughout the Kaloko Mauka
Subdivision and the creation of additional homesites placing additional traffic burdens
on the intersection.
Water for the proposed subdivision development will be provided by the
existing County's North Kona Water System. Wastewater generated by the proposed
development will be disposed of utilizing an individual wastewater disposal system for
each lot meeting the requirements of the Department of Health. All other essential
utilities and services are or will be made available to support the proposed
development.
An archaeological investigation of the Kaloko ahupua'a was conducted by
Huehue Ranch, the developer of the Kaloko Mauka Subdivision. According to the
application, archaeological sites may be located within the subject property. The
applicants stated that no construction or land alteration activity will commence until
such time that the appropriate clearances are secured from the affected State and
County agencies. It is recommended that an archaeological study of the subject
property be submitted for review and approval by the Planning Director, in
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 5
consultation with the Department of Land and Natural Resources-Historic Preservation
Division (DLNR-HPD), prior to the submittal of plans for subdivision review. Should
significant historical sites be located within the subject property, an archaeological
preservation/mitigation plan shall be submitted for review and approval by the Planning
Director, in consultation with the DLNR-HPD, prior to the issuance of Final
Subdivision Approval or any land alteration activities.
In addressing potential adverse visual impacts, the clearing of the subject
property for individual homesites and agricultural uses may have on the existing upland
forest character within the subject area, the applicants have proposed a 60-foot wide
"forest reserve easement" for buffer purposes along the existing road, a 60-foot wide
structural setback along the existing roads in lieu of the required 30-foot setback, a
30-foot "forest reserve easement" along all lot lines not covered by the 60-foot
easement and a provision that no-less-than fifty percent (50%) of the entire lot area be
retained in forest. These recommended conditions, which has the support of the
Planning Director, will attempt to preserve the forest corridor so prominent along the
roads of Kaloko Mauka Subdivision.
Based on the above findings, approval of the Change of Zone request from
Agricultural-20 acres (A-20a) to Agricultural-5 acres (A-5a) zoned district would result
in an appropriate land use pattern that will further the public necessity and convenience
and the general welfare.
For your favorable consideration, an amendment to Section 25-8-2, the North and South Kona
District Zone Map, of the County Zoning Code is transmitted.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 6
For your information, the Planning Director's recommendation is approval from Agricultural
(A-20a) to Family Agricultural (FA-3a). We are enclosing a copy of the application, a copy of
the staff background, the Planning Director's recommendation and various testimony for your
information.
Sincerely,
Kevin M. Balog, Chairman
Planning Commission
LWindwOLPC
Enclosures
cc: Mr. Thomas H. Yamamoto
Mr. Peter Fujieki
Department of Public Works
Department of Water Supply
West Hawaii Office
Department of Land & Natural Resources
Kazu Hayashida, Director/DOT-Highways, Honolulu
BW indw01.emm/rhy-06/9/98
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
WINDWARD ENTERPRISES, INC.
CHANGE OF ZONE APPLICATION (REZ 98-9)
Windward Enterprises, Inc., has submitted an application for a Change of Zone by
changing the district classification from Agricultural (A-20a) to Family Agricultural (FA-3a)
for approximately 21.961 acres of land. The property is located in the Kaloko Mauka
Subdivision on the north side of Kaloko Drive at approximately the 2,480 foot elevation,
Kaloko, North Kona, Hawaii, TMK: 7-3-25:13.
GENERAL INFORMATION
1. Land Ownership: Windward Enterprises, Inc. is the fee owner of the subject
property.
PROPOSED DEVELOPMENT
2. Request: The owners, would like to subdivide the property into seven (7) lots of
approximately 3-acres each. The application is for 21.961 acres, at the 2,480 foot
elevation to be reclassified from A-20a to FA-3a.
3. Objectives: "The owner wishes to subdivide the property into 3-acre lots to increase
the potential of the property and yet in keeping with the policies established by the
County Council to preserve the character of the land and protect and maintain as much
as possible the naturally forested areas."
4. Supportive Information: The applicant has submitted the following in support of the
request: (See Exhibit A - Change of Zone Application dated April 29, 1998)
STATE AND COUNTY PLANS
5. SLU: Agricultural
6. Hawaii State Plan Consistency: Economic objectives and policies.
7. General Plan Consistency: Economic, Agricultural and Land Use Elements goals,
policies and courses of action.
8. GP LUPAG Map: Extensive Agricultural
ATTACH. C-912
(B-272)
9. Kona Regional Plan: Agricultural
10. Zoning: Agricultural 20-acre (A-20a)
11. SMA: The property is not situated within the Special Management Area (SMA).
12. The County Council's Resolution No. 330-96, passed by the County Council for the
County of Hawaii on June 19, 1996, established a policy relating to the amendment of
zone district boundaries within Kaloko Mauka and other Kona Watershed and Mauka
Forest Areas. The resolution states that no lands above the 3,000-foot elevation within
the Kaloko Mauka Subdivision or the 2,500-foot elevation above sea level elsewhere in
the districts of North Kona and South Kona shall be re-classified to any zone district
having a minimum lot size of less than 20 acres except where contiguous lands held
under the same or a cooperative ownership are concurrently placed in a lower density
zoned district with a net effect of maintaining or reducing overall density levels and
enhancing the integrity and value of the region's watershed and forest systems.
(See Exhibit C - Resolution No. 330-96)
DESCRIPTION OF PROPERTY AND SURROUNDING AREAS
13. Subject Property: The subject property is an irregular shaped lot.
14. Soil Conservation Service Soil Survey Report: The Soil Survey Report classifies
soils within the project site as Kiloa Extremely Stony Muck (rKXD), 6 to 20 percent
slopes. This soil consists of well-drained, thin, extremely stony organic soils over
fragmental A'a lava. The surface layer is very dark brown, extremely stony muck
about 10 inches thick. Permeability is rapid, runoff is very slow and the erosion hazard
is slight. This soil is used for woodland and pasture.
15. Land Study Bureau's Detailed Land Classification System: Soils within the subject
property are classified as "E" (Very Poor) for agricultural productivity by the Land
Study Bureau. This soil is unsuited for machine tilling.
16. Agricultural Lands of Importance to the State of Hawaii (ALISH) System: Soils
within the subject property are classified as "Unique Agricultural Land" by the ALISH
System. "Unique Agricultural Land" are lands that have the special combination of soil
quality, location, growing season and moisture supply and which is used to produce
-2-
sustained high quality and/or high yields of a specific crop when treated and managed
according to modem farming methods.
17. FIRM: The subject property is located within Zone X, area determined to be outside
the 500-year flood plain.
18. 'Alala Recovery Plan: This plan dated October 28, 1982, prepared and approved by
the U.S. Fish and Wildlife Service in cooperation with the 'Alala Recovery Team,
recommends that certain selected essential habitats be preserved and properly managed
to provide for the continued existence and growth of the population of the 'Alala, an
endangered bird whose population has reached an extremely critical state. The Central
Kona area along the north and west slopes of Hualalai is considered to be the center of
concentration for breeding 'Alala. The Plan recommends that portion of the lands of
Kaloko above approximately 3,200 feet to 3,400 feet elevation, including all parcels in
Blocks 8 thm 13 of Kaloko Mauka Subdivision, be designated as essential habitat for
the 'Alala. Once such a habitat is "secured", a specific management plan for each
habitat needs to be developed which would address the improvement of food supplies,
protection from grazing, predators and wildfires, and other management and monitoring
activities to provide for a stable and secure environment for the recovery of the 'Alala.
The subject property is located at an elevation of approximately 2,480 feet above mean
sea level, below the elevation recommended as an essential habitat.
19. Flora and Fauna Resources: The subject parcel is heavily vegetated and is covered
with ohia, tree fern and a variety of shrubs and non native vegetation. Wildlife seen at
the property consists of turkeys, hawks (Fo), Chinese pheasant and other forest birds.
Though the area above 3,200 feet in Kaloko has been considered an important habitat
for the 'Alala, recent discussions with Jon Giffin of the Department of Land Natural
Resources indicate that there have been no sightings in Kaloko during this decade.
20. Surrounding Zoning/Land Uses: The Kaloko Mauka Subdivision extends from the
1,700-foot elevation to the 5,700-foot elevation of Hualalai. Between the 1,700 to
2,600-foot elevation, the lands are zoned A-3a and A-20a. At the 2,900-foot elevation,
the lands are zoned A-5a and A-20a. At the 3,000 to 4,200-foot elevation, lands are
-3-
zoned A-10a and A-20a. (See Exhibit B - Current Zoning Surrounding Properties)
PUBLIC UTILITIES AND SERVICE
21. Roads: Access is off Kaloko Drive. Kaloko Drive is the subdivision's primary
roadway which has an 80-foot right-of-way with a 22-foot wide pavement and 8-foot
wide grass shoulders.
22. Services: All essential utilities and services are available to the subject property.
AGENCIES' COMMENTS
23. Real Property Tax Office (May 14, 1998 Memo):
"Current Real Property taxes are paid through June 30, 1998."
24. Police Department (May 19, 1998 Memo):
"The above-referenced application reflects a trend of increasing numbers of applications
requesting rezoning in this area of Kaloko Mauka.
"If all these applications are approved, this Kaloko Mauka subdivision will perhaps
contain five times more lots than originally planned for when the subdivision was first
approved (i.e., change of zone applications REZ 98-7 through 98-9).
"We foresee an increase in vehicular traffic and requests for police services should
these rezoning applications be approved.
"Staff requests that rezoning applications in this area be reviewed collectively in order
to carefully consider the impact rezoning may have on the Palani Road/Kaloko Drive
intersection."
25. Department of Land and Natural Resources, Division of Land Management
May 19, 1998 Letter):
"After review of the subject application, we have no comment. Thank you for the
opportunity to review the same."
Department of Land and Natural Resources, Historic Preservation Division
(May 27, 1998 Letter):
"This is in response to your Memo of May 8, 1998 regarding the subject application.
"We have no record of historic sites on the subject parcel, which to our knowledge has
not been surveyed, however. It is our understanding from talking to the
owner/applicant's agent, Mr. Thomas Yamamoto, that the owner is willing to
-4-
undertake the necessary survey's of the area they intend to develop and that our
approval of a survey report with appropriate mitigation measures, if needed, would be
required before we would agree that the project would have `no effect' on significant
historic sites."
26. Land Use Commission (May 14, 1998 Memo):
"We have reviewed the subject Change in Zone Application as transmitted by
- your memorandum dated May 8, 1998, and confirm that the subject parcel, identified as
TMK: 7-3-25:13, is within the State Land Use Agricultural District.
"We have no further comments to offer at this time."
27. Department of Public Works: (See Exhibit D - June 1, 1998 Memo)
28. Department of Water Supply: (See Exhibit E - May 20, 1998 Memo)
29. Fire Department: (See Exhibit F - May 14, 1998 Memo)
30. Health Department: (See Exhibit G - May 12, 1998 Memo and Applicant's
Response - May 20, 1998 Letter)
31. Department of Transportation: (See Exhibit H - May 28, 1998 Memo)
AGENCIES - NO RESPONSE
32. HELCO, Department of Agriculture, and Natural Resources Conservation Service
PUBLIC COMMENTS
33. The Department has not received any objections from the general public or adjacent
landowners on the subject application.
-5-
COUNTY OF HAWAII
PLANNING DEPARTMENT
CHANGE OF ZONE APPLICATION
(Type or legibly print the requested information)
APPLICANT WINDWARD ENTERPRISE INC
APPLICANT'S SIGNATURE:
aI
ADDRESS: 162@ N. SeHaot STREET ) S~) S 10L6.41 QLVO
HONOLULU. HI. 968'N ° b 214
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS trr V
~"-'"k~ 1 JI' E crr j-I1t ,t 1, a ~CtYi E-r~_- ji<ki Litt Prps d'cj't
PHONE: (Bus) (808) 832-8452 (Res) (Fax) 808) 832-8410
LANDOWNER(S) Windwar nt rises /
LANDOWNER SIGNATURE(S): wt l
(May be by lever)
vl
LANDOWNER(S) ADDRESS: Same as Applicant
REQUEST: A-20a TO FA-3a
( vsung zonmg) (Proposed wrong)
TAX MAP KEY (3) 7-3-25:13
STREET ADDRESS OF PROPERTY: KALOKO DRIVE
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 21.961 ACRES
AGENT: Thomas H. Yamamoto
ADDRESS: P.O. Box 6150
Kamuela. HI. 96743
TELEPHONE: (Bus) 885-3411 (Res) (Fax) 885-1622
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL. Aeent COPIES Applicant
L-1 ,B-4
EXHIBIT ~
'A'
TABLE OF CONTENTS
APPLICATION FORM 1
VICINITY MAP 2
LOCATION MAP 3
DEVELOPMENT PLAN 4
BACKGROUND AND COUNTY ENVIRONMENTAL REPORT 5
A. Subject Request 5
B. Conformance with State/County Plans 6
C. Physical Characteristics and Environmental Setting
of the Property and Surrounding Area 7-9
D. Public Facilities and Services 10
E. Environmental Assessment and Analysis 11 - I la
ZONING QUESTIONNAIRE 12 - 15
CURRENT ZONING MAP 16
MAJOR LANDOWNERS and CURRENT USES 17
EXISTING WATER SYSTEM MAPS 18 - 19
KA; OKO MAUKA SUBDIVi `I -•f
INCREMENT 1
LOT 1, BLOCK 4
TMK: (3) 7-3-25:13
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INCREMENT 1
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TMK: (3) 7-3-25:13
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SCALE IN FEET (X1000)
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BACKGROUND AND COUNTY ENVIRONMENTAL REPORT
A. SUBJECT REQUEST
1. Details of Proposed Use/Development
Ia. PROPERTY DESCRIPTION
The subject property is located on the mauka side of Kaloko Drive at approximately the
2560 foot elevation identified as Lot 1, Block 4 Increment 1, Kaloko Mauka Subdivision, North
Kona. The property is heavily forested and has slopes approximately 22%.
lb. REASON FOR THIS REQUEST
The owner wishes to subdivide the property into 3-acre lots to increase the potential of
the property and yet in keeping with the policies established by the County Council to preserve
the character of the land and protect and maintain as much as possible the naturally forested
areas.
I c. NUMBER OF ACRES/SQUARE FEET
The area of the subject property is 21.961 acres.
1d. PROPOSED UNITS
There are no existing buildings on the property and none is proposed as part of this
application.
le. TIME FRAME AND COSTS
The development is expected to be completed within 5 years with a development cost of
approximately 5291,300 for subdivision improvements.
1 f MEMBERSHIP SIZE, ETC
Not applicable
I g. PARKING ARRANGEMENT
Parking shall conform to county requirements for agriculture and residential uses. It is
anticipated that there will be one residential unit per subdivided lot.
6
lh. TRAFFIC IMPACTS
Traffic impact is expected to be minimal. The development of this property into 7 lots
will add six additional residential unit to this parcel.
Ii. OTHER RELATED INFORMATION
None
Ij. PROPOSED ONSITE AND OFFSITE INFRASTRUCTURE
The property is along Kaloko Drive which is paved and has water and power lines
servicing the area. This development will require a roadway of approximately 800 feet and
utilities (water, power, telephone). No offsite improvement is necessary.
B. CONFOPMANCE WITH STATE/COUNTY PLANS
2. STATE LAND USE DESIGNATION
The SLUC designation is Agriculture. The designation will not change.
3. APPLICABLE GOALS/POLICIES AND OBJECTIVES OF THE GENERAL PLAN
The General Plan policy supports rural-style residential-agricultural developments within
existing and appropriate rural communities. Likewise the General Plan Support Document in
the Land Use-Agriculture subsection provides additional support for this type of development.
4. GENERAL PLAN DESIGNATION
This change is expected to conform to the General Plan designation.
5. ZONING
The present zoning is A-20a. The proposed zoning will be FA-3a.
Several parcels in the vicinity of the subject property have been rezoned to FA-3a. The
rezoning of the subject property is consistent with the recent re-zonings. County Council
Resolution No. 58-97 recognizes that such rezoning ordinances have set a pattern of
Agricultural 3-acre (A-3a) minimum lot size densities in the bottom one-third of the Kaloko
Mauka Subdivision.
6. COMMUNITY DEVELOPMENT PLAN
The property is not subject to this requirement.
(o
7. SPECIAL MANAGEMENT AREA
The property is not subject to this requirement.
C. PHYSICAL CHARACTERISTICS. ENVIRONMENTAL SETTING &
SURROUNDING AREA
PHYSICAL CHARACTERISTICS/ENVIRONMENTAL SETTING
8.- DESDCRIPTION OF SUBJECT PROPERTY, LOCATION, CLIMATE,
TOPOGRAPHY, ETC.
The subject property is 21.961 acres in size and is rectangular in shape. It is
approximately 5.1 miles inland from the coastline at elevation 2560' and has an average slope of
approximately 22%. The property is heavily forested as is the surrounding parcels although
several parce' ; within the Kaloko Mauka subdivision have been grubbed. The temperature is 10
to 15 degrees cooler than the coastal areas. Rainfall averages approximately 75" per year. The
soil classification is "E" (poor), the area is too rocky for conventional agriculture uses. There
are no existing structures on the property.
9. LAVA HAZARD ZONE
The property is not designated as Lava Hazard Zone. The earliest flow is approximately
200 years old.
10. DISTANCE FROM COAST LINE
The subject parcel is approximately 5.1 miles from the coastline.
11. AGRICULTURAL LANDS OF IMPORTANCE IN THE STATE OF HAWAII (ALISH)
DESIGNATION
The ALISH designation for this parcel is "other important land", land other than prime or
unique.
12. USDA NATURAL RESOURCES CONSERVATION SERVICES SOIL SERVICE
REPORT SOIL TYPE
The soil type is rPXE, Puna extremely stony muck, 3% to 25% slopes. "In a
representative profile the surface layer is very dark brown extremely stony muck about 5 inches
thick. It is underlain by fragmented Aa lava. This soil is neutral in reaction. Permeability is
rapid, runoff is slow, and the erosion hazard is slight. Roots are matted in the surface layer, but
some roots extend to a depth of 20 inches into the cracks in the lava. The soil is used for
woodland, pasture, and orchards."
7
13. LAND STUDY BUREAU SOIL RATING
The rating is E270. The agricultural suitability of this land type "E" is very poorly suited.
14. FIRM DESIGNATION
The Flood Insurance Rate Map (FIRM) designation is "X".
15. EXISTING DRAINAGE WAYS OR IMPROVEMENTS
- There are no visible existing drainage ways or improvements other than roadside
drainage swales. Because of its rocky nature no runoff or erosion are visible or have
been experienced in this area.
Much of the environmental setting within this area has not changed since the
construction of Kaloko Drive and other secondary roads approximately 25 years ago. The forest
he taken over the cleared areas needed to build the roads exc. pt for the travel ways and
shoulders. Very few lots have been grubbed and cleared for pastoral or other uses.
16. AIR/NOISE/WATER QUALITY
The subject parcel has not been disturbed as well as the surrounding parcels and has been
in its natural state except for the existing infrastructure. Except for the minimal traffic, there is
no evidence of any visible environmental degradation.
HISTORICAL RESOURCES
17. EXISTING ARCHAEOLOGICAL, CULTURAL OR HISTORIC SITES
In 1970 and 1971, the developers of Kaloko Mauka funded an archaeological study of
the Kaloko ahupuaa. Additionally, the National Park Service published in 1991 a report entitle
"An Ahupuaa Study: The 1971 Archaeological work at Kaloko Ahupuaa, North Kona".
Of significant findings were remains of an agricultural field system up to the 3500-foot
elevation at certain locations.
The Historic Preservation Division of the State Department of Land and Natural
Resources indicated that an archaeology study and field investigation was commissioned by lot
owners. No report has yet been received by the Department.
NATURAL RESOURCES
18. EXISTING FLORAL/FAUNAL RESOURCES
The subject parcel is heavily forested with native trees and shrubs such as ohia, tree fern
as well as other non-native plants. Minimal clearing in the future is not expected to bring
appreciable change.
Wildlife in the area consists of miscellaneous forest birds such as Chinese pheasant,
turkeys, hawks, and other mammals. Minimal clearing is not expected to damage habitat for the
wildlife.
19. SCENIC OR COASTAL RESOURCES
The subject parcel is 5.1 miles from the coastline and does not impact its resources. In-
as-much-as the area is heavily forested views from the parcel is minimal if any. Any structures
built would probably be hidden by the trees and shrubs.
SOCIAL-ECONOMIC CHARACTERISTICS
20. SOCIAL SETTLEMENT PATTERN FOR THE AREA
Approximately 5 plant nurseries exist within the Kaloko Mauka development. These are
operated mainly by the lot owners who also live on the site.
Purchasers of lots and home builders within the development are of the upper middle
class who are either retired or have employment in West Hawaii. Many of these are people who
have upgraded their lifestyle by purchasing lots in the development and built homes.
Investments in house and lot are expected to be in the range of $350,000 to $450,000.
21. ECONOMIC RESOURCES OF THE AREA
Aside from the few nurseries the development is residential in nature with a large portion
of the forested areas undisturbed. A few lots are in pastorial use. The best use of the land is low
density residential with minimal clearing of the forested areas.
22. LAND VALUES
The value of land in Kaloko Mauka has remained relatively stable over the years. The
selling prices for 3-acre lots range from $180,000 to $200,000. For 20-acre lots the range is
$425,000 to $650,000.
13
SURROUNDING LANDS
23. LAND USE
Immediately surrounding the subject parcel, the use is primarily low-density residential
with a minimum amount of clearing of the forested areas. Although the Kaloko Mauka
subdivision was originally subdivided into large parcels (20-acre minimum) numerous re-
zonings have been approved for 3, 5, and 10-acre lots. Other land uses include nurseries and
grazing for cattle.
- Lands surrounding Kaloko Mauka are owned by the State of Hawaii, Bishop Estate and
Palani Ranch. The primary uses of these lands are either grazing or in natural forests. (see map,
"Major Land Owners and Current Uses" )
24. ZONING
The existing zonings of the surroundin€ parcels are shown on map, "Current Zoning"
D. PUBLIC FACILITIES AND SERVICES
25. DESCRIPTION OF ACCESS
The primary roadway through the Kaloko Mauka Subdivision is Kaloko Drive, an 80 foot
right of way, 20 foot pavement width and 8-foot shoulders.
The subject property fronts Kaloko Drive within the Kaloko Mauka Subdivision. The
grass swales have been effective in handling the runoff with no evidence of erosion along the
roadside. There should be no appreciable impact on the roadway infrastructure from this
project.
26. AVAILABILITY OF WATER
The Kaloko Mauka Subdivision water system is serviced through Kaloko Booster Pump
No. 1 along the Mamalohoa Highway at elevation 1440 feet. Through a series of booster pumps,
water is pumped to 7 reservoirs for a total storage capacity of 510,000 gallons. The mauka
reservoir is at elevation 5106 feet making it possible to service the subdivision at its higher
elevations. See map "Existing Water System"
The subject development will add only 6 additional lots. No water is contemplated for
landscape or agricultural uses because of the high rainfall.
27. SEWAGE DISPOSAL
Wastewater disposal will be in accordance with the policies and standards of the State
Department of Health. Septic systems have been approved by the DOH on previous rezoning
applications.
to
28. SOLID WASTE
Solid waste disposal will be by individual lot owners or through private collectors.
29. POLICE AND FIRE PROTECTION
Impacts on police and fire protection are at a minimum with a 6-lot addition in this
development. All roadways are paved and able to handle the anticipated traffic and equipment.
30. SCHOOLS
Public schools are available with the school district. Kealakehe Elementary School
services the lower grades, while the newly built Kealakehe High School will service the middle
and upper grades. Several private pre-school are strategically located through-out the
community.
31. PARKS
Public parks and playground facilities are located at the Old Airport grounds in Kailua
town.
32. OTHER UTILITIES AND SERVICES
Overhead power and telephone services are existing within the road right of way and are
available to the proposed development.
E. ENVMONMENTAL ASSESSMENT AND ANALYSIS
33. RELATIONSHIP BETWEEN LOCAL SHORT TERM USES OF ENVIRONMENT AND
MAINTENANCE AND ENHANCEMENT OF LONG TERM PRODUCTIVITY
After completion of road improvements and partial clearing of the property, the proposed
residential uses will be permanent with minimal impact.
34. MITIGATIVE MEASURES PROPOSED TO AVOID, MDgMLZE, RECTIFY OR
REDUCE IMPACT
The following mitigating measures are being proposed:
a. A 60-foot "forest reserve easement" for buffer purposes along the existing
road
b. A 60-foot structural set back along the existing road
c. A 30 foot "forest reserve easement" along all lot lines as a buffer between
parcels
d. At least 50% of the lot area shall be retain in forest
e. A restriction against second dwelling on each lot
f A conservation plan shall be prepared for the subdivided lots
/1
g. A "fai, s,,..,e" contribution to mitigate any paten,..., regional impacts
35. ALTERNATIVES TO THE PROPOSED DEVELOPMENT
There are no other reasonable alternatives except not to subdivide and leave the
parcel undivided.
36. IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF NATURAL
RESOURES THAT WOULD BE INVOLVED IF PROPOSED ACTION IMPLEMENTED
A maximum of 50% of the forested area would be disturbed for the construction
of _a dwelling and other structures. Cleared areas will be landscaped partly with indigenous
plants as well as introduced foliage.
//2
CID ENT
ATTA
Agricultural Rezoning
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
1. If your request is approved, do you intend to subdivide the subject \J
land in accordance with the approved change of zone?
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? 'Z
b. Into what lot sizes?
c. If your request is approved, approximately how long after the
date of approval do you expect to submit your subdivision plans
to tue Planning Department for preliminary approval?
d. Do you intend to build houses on the newly created lots? D
If yes, please answer the following questions:
On how many of those lots?
At what approximate price range? House
Lot
Total
Approximately how long, after approval of the subdivision,
would the first house be available for occupancy?
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 subdividing the subject area, do 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)
s/84 /2
L I
f. If you intend to ao either a, b, 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?
How? (PcD vcL Qd(d i ti o n 1
4. Are there any buildings on the subject area?
If so, what kind?
What do you intend to do with those buildings if your request is
approved?
5. Is the subject land currently being used for any agricultural activity? N o
If so, please list the kinds of products grown and on how many
square feet or acres of land per product.
6. Was your request to allow for the creation of smaller agricultural
lots? e 5
If so, did your plan include the following considerations?
a. Commodity to be produced?
What kinds of commodity?
b. Suitablility of the proposed lot-size for that commodity?
C. Sufficient farm size to allow reasonable chance of success in "
commercial agriculture?
!3
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d. Agricultural leases or other forms of assurance that potential
buyers or leases would put the subject area into some form of
agricultural use?
Please state the proposed type of arrangement.
Please submit your agricultural plans for the subject area and
present evidence of consideration of the above requirements together
with your request for a change of zone. _
If you do not intend to subdivide the subject land for some sort of
agricultural purpose, please state your other reasons. -
7. To your knowledge, has there been any flooding and/or drainage problem
on the subject area? /V a
If so, please describe the problem.
8. Do you think that the roads leading to the subject area needs
improvements? ICI O
If so, what kind?
Is the road adequate for the proposed traffic volume or load? 5
9. What sort of governmental assistance and/or improvements do you feel will
be needed in the subject area when developed?
Yes No
a. Schools `C
b. Roads 1[
c. Sewer
d. Drainage
L3-) !4-
L
Yes No
e. Police Protection X
f. Fire Protection u
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.
Signature: JI I r l
Address: 585 1<0 DI,aH) WL,VV
Telephone &,v, 54V4 RoAiPA, :
q y N,,~(~ I C
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COUK . JF HAWAII STATE r HAWAII
RESOLUTION NO. 330 96
C~ .o
r
yam` ~
Jam.: .o
ESTABLISHING A POLICY RELATING TO THE AMENDMENT OF ZONE
DISTRICT BOUNDARIES WITHIN KALOKO MAUKA AND OTHER KONA 9iy
WATERSHED AND MAUKA FOREST AREAS. q~
WHEREAS, Kaloko Mauka Subdivision (Subdivision) was established over twenty years
ago as a 2,000-acre subdivision of twenty acre lots comprising the upper half of the ahupua'a of
Kaloko and extending up to the 5,700-foot elevation level within the state Agricultural land use
district and the county Agricultural - 20 acre (A-20a) zoned district; and
WHEREAS, although a significant amount of the native forest cover has been removed
throughout the original subdivision for pasturage, recreation and residential use since its initial
development, a substantial amount of forest cover remains on lands above the 3,500-foot
elevation above sea level, which lands comprise the upper half of the subdivision; and
WHEREAS, to the north and south of the Subdivision, for the entire length of the makai-
facing slope of Mount Hualalai above an elevation of approximately 2,500 feet above sea level,
all lands are in the state Agricultural land use district (L.U,D.) and the county A-20a zoned
district (or the equivalent, by way of owner-initiated cluster/open space zoned district
combinations) and are in pasture and forest use, with the exception of several forest reserve areas
which are in the state Conservation L.U.D.; and .
WHEREAS, from time to time since the initial subdivision was completed, various lot
owners have applied for changes of zoning to a smaller minimum lot size to allow their lots to be
further subdivided, and to date most such change of zone applications have been approved by the
council and enacted by ordinance; and
WHEREAS, such rezoning ordinances have established a pattern of (1) Agricultural - 3
acre (A-3a) minimum lot size densities in the bottom one-third of the Subdivision, up to the
2,600-foot elevation and (2) Agricultural - 5 acre (A-5a) minimum lot size densities in a narrow
band immediately above the A-3a zoned district, extending to the 2,900 foot elevation; and
WHEREAS, like the surrounding lands, the entire upper half of the Subdivision remains
in the A-20a zoned district, although a majority of lots in the upper half of the Subdivision
reportedly have one or more single family dwellings thereon and approximately fifty percent are
reportedly improved with two or more dwellings; and
'Cl
1 ~
WHEREAS, several property owners have cited these heigntened levels of effective
density and initiated requests for rezonings of lands in the upper half of the Subdivision from the
A-20a zoned district to an Agricultural - 10 acre (A-10a) zoned district, which requests, if
approved by the council, would indicate a zoning policy supportive of ten acre minimum lot
sizes throughout the upper half of the Subdivision; and
WHEREAS, the council believes that most lots improved with two dwellings have done
so by creating "virtual subdivisions" of ten acre property interests under provisions of the state
Condominium Property Regime (C.P.R.) law, which regime creates multiple saleable and
mortgageable interests on a single lot without regard to the county zoned district such lot may be
in; and
WHEREAS, while the council is concerned that the limited right to build additional
dwellings on agricultural lots may have been distorted into over use in this and other rural
subdivisions through the application of the C.P.R. law, it finds that such misuse should not be
cause to compromise the value and force of county zoning powers, and instead may be reason for
the state legislature to aniend the C.P.R. law to prevent misuse on lands in state Agricultural land
use district; and
WHEREAS, the council believes that zoning lands in the upper half of the Subdivision,
far above the elevation where the A-20a districts begin throughout the rest of this region, will
effectively sanction the existing practice of condominium divisions of agricultural lands within
the County of llawaii, promote its use as pre-cursor of up-zoning pressures throughout the -
island's watersheds and signify that ten acre lot densities may be acceptable within the watershed
elevations without any commensurate lowering of densities in surrounding areas; and
WHEREAS, the council desires to protect and maintain the low density use pattem long
established for the mauka, watershed lands of the island of Hawaii, and the Kona region in
particular, for a variety of environmental and service management reasons.
THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF
HAWAII, that no lands above the 3,000-foot elevation within the Kaloko Mauka Subdivision or
the 2,500-foot elevation above sea level elsewhere in the districts of North Kona and South Kona
shall be re-classified to any zone district having a minimum lot size of less than 20 acres except
where contiguous lands held under the same or a cooperative ownership are concurrently placed
in a lower density zoned district with a net effect of maintaining or reducing overall density
levels and enhancing the integrity and value of the region's watershed and forest systems.
BE IT FURTHER RESOLVED that the Clerk of the County of Hawaii transmit copies of
this resolution to the Honorable Stephen K. Yamashiro, Mayor of the County of Hawaii; Virginia
Goldstein, Planning Director; and Kevin Balog, Chairman of the Hawaii County Planning
Commission.
Dated: Hilo, Hawaii, this 19th day of Jane -'1996.
INTRODUCED BY:
COUNCIL MEMBER, COUNTY OF HAWAII
ROLL CALL VOTE
COUNTY COUNCIL
County of Hawaii AYES NOES ABS EX
Hilo, Hawaii
Arakaki x
Bonk-Abramson X
Childs x
1 hereby certify that the foregoing RESOLUTION was by the
vote indicated to the right hereof adopted by the COUNCIL of De Luna X
the County of Hawaii on _ June 19, 1996 Domingo R
Osorio X
Rath X
%TTEST: r Ray x
Smith x
6 2 1 0
Reference C-1199/PC-124
-OUNTY CLE CH & PRESIDING OFFICER RESOLUTION NO. _330 96
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
HILO, HAWAII
DATE June 1, 1998
Memorandum
TO Planning Director
FROM n M Kuba, Chief
Engineering Division
SUBJECT: Change of Zone Application (REZ 98-9)
Applicant: Windward Enterprises, Ltd.
Location: Kaloko, North Kona, HI
TMK: 7-3-25:13
We have reviewed the subject application and our comments are as follows:
1. Buildings shall conform to all requirements of code and statutes pertaining to building
construction.
2. All development generated runoff shall be disposed of on site and shall not be
directed toward any adjacent properties.
3. A drainage study should be prepared and a drainage system should be installed
meeting with the approval of DPW.
4. Applicant shall be informed that if drywells are included in the subject improvements,
an Underground Injection Control (UIC) permit must be applied for from the Department
of Health, State of Hawaii.
5. All grading and grubbing activities shall comply with chapter 10 of the Hawaii County
Code.
6. The sight distance must meet the requirements of the Statewide Design Manual.
!oil
v
Memo to Planning Director
June 1, 1998
Page 2
7. Vehicular access shall meet with the approval of the Department of Public Works. All
lots should be accessed from one common access road.
TWP:sls
cc: Engineering - Hilo
Engineering - Kona
Planning - Kona
girt,
DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII
o
25 AUPUNI STREET • HILO, HAWAII 96720
~•wla.
TELEPHONE (808) 961-8660 FAX (808) 961-8657
May 20. 1998
TO: Planning Department
FROM: Milton D. Pavao. Manager
SUBJECT: CHANGE OF ZONE APPLICATION NO. 98-009
APPLICANT - WINDWARD ENTERPRISES, LTD.
TAX MAP KEY 7-3-025:013
We have reviewed the subject application for the proposed change of zone and have
the following comments.
Water can be made available from an existing six (6)-inch waterline along Kaloko
Drive.
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 six (6) additional units requested in the proposed seven (7)-unit change of
zone. the required water commitment deposit is $900.00.
Remittance by the applicant of the $900.00 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. should the subject change of zone request be
approved and a subdivision application is executed, approval will be subject to
the following requirements:
/ 1)493-3
~ ater brims `~ro~reda...
Planning Department
Page 2
May 20. 1998
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 conditions: minimum diameter of mains shall be
four (4) inches, and
b. service laterals that will accommodate a 5/8-inch meter to each lot.
Submit construction plans and design calculations prepared by a professional
engineer, registered in the State of Hawaii, for review ano approval.
2. Remit the prevailing facilities charge and capital assessment fee, which are
subject to change. of $20,250.00 and $3.000.00. respectively. These are 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. please call our Water Resources and Planning Branch
at 961-8660.
Y MI n. Pavao, P.E.
Ma ager~
WA: ms
Att.
copy - Watt.) Windward Enterprises. Ltd.
(w/o att.) Customer Service Sections (Hilo. Kona, Waimea. Ka'u)
v os y~4
uWeNelson M. Tsuji
Stephen K. Yamashiro Fire Chief
sfa>o. i Edward Bumatay
Deputy' Fire Chief
f~iitt'~
~c, rrunfv o 'CM26jaii
FIRE DEPARTMENT
777 Kilauea Avenue • Mall Lane • Hilo. Hawaii 96720-4239
(808) 961-8297 • Fax (808) 961-8296
May 14, 1998
To: Virginia Goldstein, Planning Director
From: Nelson M. Tsuji, Fire Chief
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-9)
APPLICANT: WINDWARD ENTERPRISES, LTD.
REQUEST: A-20a TO FA-3a
TAX MAP KEY- 7-3-25:13
The Fire Department's requirements as stated in the Fire Code are:
"Fire Apparatus Access Roads
"Sec. 10.207. (a) General. Fire apparatus access roads
shall be provided and maintained in accordance with the
provisions of this section.
"(b) Where Required. Fire apparatus access roads shall be
required for every building hereafter constructed when any
portion of an exterior wall of the first story is located more
than 150 feet from fire department vehicle access as measured
by an unobstructed route around the exterior of the building.
"EXCEPTIONS: 1. When buildings are completely protected
with an approved automatic fire sprinkler system, the
provisions of this section may be modified.
"2. When access roadways cannot be installed due to
topography, waterways, nonnegotiable grades or other
similar conditions, the chief may require additional fire
protection as specified in Section 10.301 (b).
0', Lcq
1165^ /
s
1
Tc: Virginia Goldstein, Planning Director
Page 2
May 14, 1998
113. 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 urobstructed 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
May 14, 1998
"(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.
11(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
May 14, 1998
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
May 14, 1998
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."
NE
Fire Chief
NMT/mo
~ or y~i
y'r', as
BENJAMIN J. CAYETANO LAWRENCE MIKE
'OOERNOR DIRECTOR OF HEALTH
aCt f
STATE OF HAWAII
DEPARTMENT OF HEALTH
P.O. BOX 916
HILO, HAWAII 96721-0916
MEMORANDUM
DATE: May 12, 1998
TO: Virginia Goldstein
Planning Director, County of Hawaii
FROM: Aaron Ueno A"
District Environmental Health Program Chief
SUBJECT: Change of Zone Application (REZ 98-9)
Applicant: Windward Enterprises, Ltd.
Request: A-20a to FA-3a
Tar Map Key 7-3-25 13
The subject lot(s) are located in a Critical Wastewater Disposal Area. Under current rules, a lot
size of five (5) acres or more are required for the use of a cesspool. A septic system may be
utilized for lot sizes less than five acres.
Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run-offs from
the proposed development need to address the requirements of Chapter 23, Hawaii State
Department of Health Administrative Rules, Title 11, "Underground Injection Control."
P7.O.REZ98-9.1111
9XHIB1T
('4591
p
P.O. BOX 6150
Land Development and Planning KAMUELA, Hl. 96743
Tel (808) 885-3411,
Fax(808)885-1622
e-mail thy@aloha.net
May 20, 1998
Ms Virginia Goldstein, Director
County Planning Department
25 Aupum Street
Hilo, Hawaii, 96720
Dear Ms. Goldstein,
Re: Change of Zone Application (REZ 98-9)
Applicant: Windward Enterprises, Inc
Request: A-20a to FA-3a
TMK: 7-3-25:13
Reference is made to a memorandum dated May 12, 1998 to Virginia Goldstein, Planning
Director from Aaron Ueno, District Environmental Health Program Chief regarding wastewater
disposal.
Please be informed that the applicant intends to comply with the current rules of the Department
of Health regarding wastewater disposal and underground injection control. In this instance,
septic tank systems will be utilized.
Please call me if you have any questions. Thant: you.
Very truly yours,
Thomas H. Yamamot
President
cc: DOH
Windward
4 9 L
BENnAMIN J. CAYETANO Ln KAZU HAYASHIDA
GOVERNOR ~ DIRECTOR
DEPUTY DIRECTORS
BRIAN K. KMINAAI IMO
GLENN M. OIMOTO a q4, ~Y,
STATE OF HAWAII GGw`'
IN REPLY REFER TO:
DEPARTMENT OF TRANSPORTATION HWY-PS
869 PUNCHBOWL STREET
HONOLULU, HAWAII 96813-5097 2.9465
MAY 2 8 1998
Ms. Virginia Goldstein
Director
Planning Department
County of Hawaii
25 Aupuni Street, Room 109
Hilo, Hawaii 96720
Dear Ms. Goldstein:
Subject: Change of Zone Application (REZ 98-9), A-20a to FA-3a, Star Markets, Ltd.,
Kaloko Mauka, North Kona, Hawaii, TMK: 7-3-25: 13
Thank you for the opportunity to review the subject application.
We have the following comments regarding the intersection of Kaloko Drive and Mamalahoa
Highway:
1. No further development should be permitted until the intersection is improved.
2. Sight distance improvements at the intersection _ zust be implemented.
3. The intersection must be channelized and a street light provided.
4. All improvements must be made at no cost to the State.
5. All plans for improvements within the State highway right-of-way must be submitted to
our Highways Division Hawaii District office for review and approval.
Very truly yours,
4 44~
KAZU HAYASHIDA
Director of Transportation
EXH1511
(.)5173
RW indw0l. emm/rhy-06/9/98
COUNTY OF HAWAII PLANNING DEPARTMENT
RECOMMENDATION
WINDWARD ENTERPRISES, LTD.
CHANGE OF ZONE APPLICATION (REZ 98-9)
- Upon careful review of the request against the guidelines for granting a change of zone,
the Planning Director is recommending that a favorable recommendation for a Change of
Zone request from Agricultural-20 acres (A-20a) to Family Agricultural-3 acres (FA-3a)
zoned district be forwarded to the County Council. This recommendation does not,
however sanction the specific plans submitted with the application as they may be subject to
change given the specific code and regulatory requirements of the affected agencies. Since this
recommendation is made without the benefit of public testimony, the Director reserves the
right to modify and/or alter this position based upon additional information presented at the
public hearing. This favorable recommendation is based on the following findings:
In order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is
only through such a comprehensive policy analysis approach that evaluations and
decisions can be made to better time and stage developments to achieve growth
determined by the General Plan and related planning documents. The implications of
these evaluations and decisions must be also considered as they may have an impact on
similar areas in the County.
The Change of Zone request from Agricultural-20 acres (A-20a) to Family
Agricultural-3 acres (>!A-~a) zoned district will conform to the following goals,
policies and standards of the General Plan Land Use and Agricultural Elements:
# Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural and physical environments of the County.
¦ Zoning request shall be reviewed with respect to General Plan designation,
district goals, regional plans, State land Use District, compatibility with
adjacent zone uses, availability of public services and utilities, access, and
public need.
* The compatibility of agricultural and non-agricultural uses should be carefully
reviewed and where appropriate, buffers required.
* Rural-style residential-agricultural developments, such as new small-scale rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
* Protect and encourage the intensive utilization of the County's important
agricultural lands.
* The County shall encourage the development and maintenance of communities
meeting the needs of its residents in balance with the physical and social
environment.
* Agricultural land shall be used as one form of open space or green belt.
While the potential for intensive and/or extensive agricultural uses may exist,
the project site is comprised of soils identified as Kiloa Extremely Stony Muck (rKXD).
This soil consist of well drained, thin, extremely stony organic soils over fragmental
A'a lava and is used primarily for woodland and pasture. Soils within the subject
property have been classified as "E" (Very Poor) for agricultural productivity by the
Land Study Bureau's Detailed Land Classification System. Finally, soils within the
subject property are classified as "Unique Agricultural Land" by the ALISH system.
"Unique Agricultural Land" are lands that have the special combination of soil, quality,
location, growing season and moisture supply and which is used to produce sustained
high quality and/or high yields of a specific crop when treated and managed according
to modern farming methods. The recordation of deed restrictions for individual lot
owners to file a conservation plan with the Kona Soil and Water Conservation District
will encourage agricultural activities or the presentation of the lands within the
proposed subdivision in a manner consistent with the "Orchard" designation by the
General Plan LUPAG Map and "Unique Agricultural Land" designation by the ALISH
system. The requested FA-3a zoning is consistent with the recommendation of the
Kona Regional Plan.
-2-
The proposed subdivision of 3-acre lots would be compatible with the rural-
character of lands located within the lower elevations of Kaloko Mauka Subdivision
which are zoned A-5a and A-3a. The 3-acre lot sizes will provide opportunities for
residents who wish to pursue limited agricultural activities, but are not able to commit
to the financial or labor demands placed on them by the larger 20-acre parcels. The
applicant has agreed to impose restrictive covenants requiring the filing of a
conservation plan with the Soil and Water Conservation District as well as restricting
the construction of second dwelling units on each subdivided lots.
Lands adjacent and to the north, ;south and southwest of the subject property
have been rezoned to an A-3a zoned district since 1980. The subject property is
adjacent and to the west of 3-acre zoned lands. Therefore, a favorable recommendation
of this change of zone request will be consistent with the surrounding land use pattern
already established within this portion of Kaloko Mauka Subdivision. However, an
increasing number of parcels are being affected with condominium property regimes.
The subject property is located at the 2,480 foot elevation.
The 'Alala Recovery Plan, prepared in an effort to preserve the habitat of the
critically endangered 'Alala, recommends that portions of Kaloko Mauka Subdivision
above the 3,200 foot elevation be designated as "essential habitat" for the 'Alala. As
part of the Office of State Planning's Five-Year State Land Use District Boundary
Review, the Water Resources Research Center recommends that the high rainfall and
fog-drip area mauka of the 2,000 foot elevation be redesignated into the Conservation
District for protection as a watershed recharge area. The Kona Watershed, which
provides for the recharge of aquifers which supplies most of Kona's drinking water,
includes those lands located within the Kaloko Mauka Subdivision and situated above
the 1,900 foot elevation, which includes the subject property. The subject property,
located below the 3,000 foot elevation, does not seriously compromise the
recommendations of these studies beyond existing conditions. While the subject
property is located below the elevation recommended for preservation as a habitat for
the 'Alala, it is located above the approximately 2,000 foot minimum elevation
-3-
recommended by the Office of State Planning and the Water Resources Research Center
for protection as a watershed area. Approval of the requested change of zone will not
alter the existing land use conditions within Kaloko Mauka Subdivision. Whether a
parcel has an Agricultural zoning with a minimum lot size of 3 or 20 acres, uses
permitted within the Agricultural District will allow for a variety of agricultural
activities to be conducted on the property.
Therefore, a favorable consideration of this request will also complement the
goals, policies and standards of the Land Use and Agricultural Elements of the
General Plan previously cited above.
Primary access to the subject area from the Mamalahoa Highway is provided by
Kaloko Drive, a County roadway having a pavement of approximately 20 feet with 8
foot wide grassed shoulders within an 80 foot wide right-of-way. This road is able to
accommodate the proposed subdivision. The Mamalahoa Highway-Kaloko Drive
intersection is of a "T" configuration without channelization improvements. The
analysis of traffic along Kaloko Drive and at its intersection with the Mamalahoa
Highway found that there are no appreciable delays at this intersection during the AM
and PM peak traffic hours. The State Department of Transportation and County
Department of Public Works have expressed the need for improvements to the
Mamalahoa Highway-Kaloko Drive intersection. The need for such improvements is
essential since similar changes of zone may occur throughout the Kaloko Mauka
Subdivision and the creation of additional homesites placing additional traffic burdens
on the intersection.
Water for the proposed subdivision development will be provided by the
existing County's North Kona Water System. Wastewater generated by the proposed
development will be disposed of utilizing an individual wastewater disposal system for
each lot meeting the requirements of the Department of Health. All other essential
utilities and services are or will be made available to support the proposed
development.
-4-
An archaeological investigation of the Kaloko ahupua'a was conducted by
Huehue Ranch, the developer of the Kaloko Mauka Subdivision. According to the
application, archaeological sites may be located within the subject property. The
applicants stated that no construction or land alteration activity will commence until
such time that the appropriate clearances are secured from the affected State and County
agencies. It is recommended that an archaeological study of the subject property be
submitted for review and approval by the Planning Director, in consultation with the
Department of Land and Natural Resources-Historic Preservation Division
(DLNR-BPD), prior to the submittal of plans for subdivision review. Should
significant historical sites be located within the subject property, an archaeological
preservation/mitigation plan shall be submitted for review and approval by the Planning
Director, in consultation with the DLNR-HPD, prior to the issuance of Final
Subdivision Approval or any land alteration activities.
In addressing potential adverse visual impacts, the clearing of the subject
property for individual homesites and agricultural uses may have on the existing upland
forest character within the subject area, the applicants have proposed a 60-foot wide
"forest reserve easement" for buffer purposes along the existing road, a 60-foot wide
structural setback along the existing roads in lieu of the required 30-foot setback, a
30-foot "forest reserve easement" along all lot lines not covered by the 60-foot
easement and a provision that no-less-than fifty percent (50%) of the entire lot area be
retained in forest. These recommended conditions, which has the support of the
Planning Director, will attempt to preserve the forest corridor so prominent along the
roads of Kaloko Mauka Subdivision.
Based on the above findings, approval of the Change of Zone request from
Agricultural-20 acres (A-20a) to Family Agricultural-3 acres (FA-3a) zoned district would
result in an appropriate land use pattern that will further the public necessity and convenience
and the general welfare.
-5-
The accompanying draft bill to amend Section 25-8-2 (North and South Kona District
Zone Map) is provided for your favorable consideration. Please note the proposed conditions
of approval attached to the draft bill.
-6-
88/18/98 11:81 'Q THE BEALL CORP fool
June I a. 1998
Virginia Goldstein. Chairman
Flawaii Comity Pig Commission
RE: Application fOr ohaoge of 7-OW for TMK 7-3-25:13 & 12 by Windward
Faterp>isee, lac.
Hearing, June 19, 1996, Kona Surf Hotel
Gcntlc=116
I belleve that my good neighbors have awassed their feelings regarding the nw&mmn size
of Iota ki Kalcko Mauka particularly above the 2500' clevetiaa 1 willuat sd&me does
except to say that seasith* to the forest, a rrxh mnm nwnber of lots and privacy am of
paramouns fiWrtaxcc to those of us who live there. These are the reasons we dwell hate.
V-midward Enterprises, Int, have been good and cooperative neighbors and appear to be
cognizant ofthese issues.
As to 7-3-25:12 Im 9 (proposed lots 9F, 9E and 9D) Windward has granted soma site
easements as required by the County per the attached map ("SD-I" and "SD-2"j. The
purposes of these emetnents arc to keep the vegetation at a level for vehicular aaTety
wound the curve. It would seem logical that in order to preserve the forest std buikling
act bath hueg"OW 19te setbecks should be increased along Kaloko Drive following the
widths of the site easements. Your conaidcratktn is very much appreciated
Very truly Yotus,
Alan C. Beall
Presidannt/Owner
TNM 7-3-25:17
_ ? rtg by c
d _ Read
FILt3 COPY
f
06118/1998 11:III 80832F9102 JFAN A LOPANT PAGE 01,' ,
JUN 18 fl~ iC3 5`i .__...------_.__;,l~fia__1~lde~e-_s--.5u~...~Gr.. •xe!r.,..y~...,1,;.~. xl~.l-_zL~._~_--_~ ~ ~
O ~_~l.~+~ L..~. ~~e4+.... ~"d~[~~e.~G~Ea-..lesi~Erles_._."r-
~CJ~L'iwi~''~- • .mac. - -
4.
FROM S"ONE PHONE NO. : 3253201 Jun. 17 1998 12:33PM PI
X43
FROM Michael/ and Gale A. Sansone qp so! 17 P~ 1 ~9
teleph: 8081325-3201 , i .
Fax: 8081325-3293
C0~'iTY ~r I1~WAl1
TO: Curtis Tyler 8081326-5697
Planning Commission 8081961-8742
Al Virginia Goldstein
Date: June 17, 1998
Subject. Application for Change of Zone to come before
the Planning Commission on June 19, 1998 in Kona
Lot I Block 4, TMK (3) 7-3-25:13 and
Lot 9 Block 4, TMK (3) 7-3-25:12
The initial request for these lots was from Ag 20 to Ag 3. The Kaloko
Community members are requesting that the minimum lot size be no less
than 5 acres so the that the native forest which covers this property could be
dedicated to forest designation with the county tax office and could be
included in the State Forest Stewardship Program.
Per Mr. Yamamoto, the owners would be in favor of this change in
order to be sensitive to community concerns. The majority of the Kaloko
Community feels that any subdividing must consider protection of the native
animal and plant species and consider that Kaloko is part of the cloud forest
and watershed area.
We also feel that the same measures proposed for ten acre parcels
should be considered for the five acre parcels. That is: 100 foot setback
from existing roads, 100 foot structural setback along existing roads, 30 foot
forest reserve easement along all lot lines, and at least 80.0 of the parcel to
remain in forest.
A special Thank you to Tom Yamamoto and the owners for their co-
operation with the Kaloko Community.
Thank you,
(156'75
MPKUTIVE E%TENSION SERVICE
Unim9ly ot Hawat( at Yam • Coitus of Tm*d A6"tlue tud Haman Rwoa &qA JUhJ 16 PM 1 18
us" at to Dopeb" of Abtio NM O"M tY
.n~r~;_, C1~.
Pt
CCU}iTY yr ii iq * it
To: Virginia Goldstein and Planning Department
From; Norman Bezona
PO Box 936
Kailua Kona, Hawaii 96745
Please copy to Planning Commission Members and County
Council
Date: June 15„ 1998
_
Subject: Applications for Change of Zone to come before the
Planning Commission on June 19, 1998 in Kona
Kaloko Subdivision Increment 1,
Lot 1 Block 4, TMK(3)7-3-25:13 and
Lot 9 Block 4, TMK(3)7-3-25:12
The initial request for these lots was from Ag 20 to
Ag 3. Kaloko Community members met with Tom Yamamoto who is
representing the owners of the lots and asked if the owners
would consider keeping the minimum lot size to 5 acres or
more so that the native forest which covers the lots could
be dedicated to forest designation with the county tax
office and could be included in the State Forest Stewardship
Program.
Mr. Yamamoto met with the owners and got back to the
Kaloko Community members saying they would be in favor of
that change in order to be sensitive to community concerns.
In this manner, the native forest and watershed will be kept
in tact, protecting native animal and plant species. This
area is also part of the mauka cloud forest that enhances
precipitation for the region.
I would also suggest that the same mitigating measures
proposed for ten acre Kaloko parcels be considered for the
five acres parcels. That is: loo foot set back from the
existing road, loo foot structural setback along existing
road, 30 foot forest reserve easement along all lot lines,
At least 8o% of the parcel to remain in forest, a forest
management plan be developed to assist owners in forest
stewardship.
I wish to commend Tom Yamamoto and the owners he
represents, Star Markets and Windward Enterprises for their
sensitivity to the Kona community and our need to protect
Kona,& unique cloud Forest. Future zone changes within the
mauka Kona forest area should reflect this kind of
ecologically sensitive foresight. I would urge the Planning
Department and Planning commission to take the lead in the
efforts. Mahalo.
8a,ni1 0amtf'P.O. Hoa 208•irtalcalaa, Hawaii 96700
An Equal Opportwnily/Affirmative Action Institution
G,3
APPLICATION FOR CHANGE OF ZONE
COUNTY OF HAWAII
PLANNING DEPARTMENT
KALOKO MAUKA SUBDIVISION
INCREMENT 1
LOT 1, BLOCK 4
TMK (3) 7-3-25: 13
CHANGE OF ZONE
A-20a to FA-3a
Owner/Applicant: Windward Enterprises
1585 Kapiolani Blvd COUNCIL COPY
Suite #1218 DO NOT REMOVE
Honolulu, HI. 96814
Agent: Thomas H. Yamamoto
P.O. Box 6150
Kamuela, HI. 96743
TABLE OF CONTENTS
APPLICATION FORM 1
VICINITY MAP 2
LOCATION MAP 3
DEVELOPMENT PLAN 4
BACKGROUND AND COUNTY ENVIRONMENTAL REPORT 5
A. Subject Request 5
B. Conformance with State/County Plans 6
C. Physical Characteristics and Environmental Setting
of the Property and Surrounding Area 7-9
D. Public Facilities and Services 10
E. Environmental Assessment and Analysis 11 - 11 a
ZONING QUESTIONNAIRE 12 - 15
CURRENT ZONING MAP 16
MAJOR LANDOWNERS and CURRENT USES 17
EXISTING WATER SYSTEM MAPS 18 - 19
COUNTY OF HAWAII
PLANNING DEPARTMENT
CHANGE OF ZONE APPLICATION
(Type or legibly print the requested information)
APPLICANT WINDWARD ENTERPRISE INC
APPLICANT'S SIGNATURE: a L,,,, J.
ADDRESS: i 620 ?4. S0 if) ft SR;EEET I S K 0 L 641 GL Vo
HONOLULU. HL 96W ~ 6 14
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS
YCti LI~ ~~,t ~r t! 1'fp'`c"~'-'11t L4?c~ ~C 1~'~ 'ice Pros, ~lf~
PHONE: (Bus) (808) 832-8452 (Res) (Fax) (8081832-8410
LANDOWNER(S) Windward mernnses
LANDOWNER SIGNATURE(S): w%,
(May be by letter) y
LANDOWNER(S) ADDRESS: Same as Applicant
REQUEST: A-20a TO FA-3a
(Existing zoning) (Ropoxd zoning)
TAX MAP KEY (3) 7-3-25:13
STREET ADDRESS OF PROPERTY: KALOKO DRIVE
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 21.961 ACRES
AGENT: Thomas H. Yamamoto
ADDRESS: P.O. Box 6150
Kamugla. HI 96743
TELEPHONE: (Bus) 885-3411 (Res) (Fax) 885-1622
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Agent COPIES Applicant
L-I ,B-4
KALOKO MAUKA SUBD. A ON
~
INCREMENT 1
LOT 1, BLOCK 4
TMK: (3) 7-3-25:13
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KALOKO MAUKA -)UBDIVISION
INCREMENT 1~_rRU`
LOT 1, BLOCK 4 0 1 2 3 4
TMK: (3) 7-3-25:13
SCALE IN FEET (X1000)
TMK: 7-3-48:
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Lot 1, Blk 4
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BACKGROUND AND COUNTY ENVIRONMENTAL REPORT
A. SUBJECT REQUEST
1. Details of Proposed Use/Development
Ia. PROPERTY DESCRIPTION
The subject property is located on the mauka side of Kaloko Drive at approximately the
2560 foot elevation identified as Lot 1, Block 4 Increment 1, Kaloko Mauka Subdivision, North
Kona. The property is heavily forested and has slopes approximately 22%.
lb. REASON FOR THIS REQUEST
The owner wishes to subdivide the property into 3-acre lots to increase the potential of
the property and yet in keeping with the policies established by the County Council to preserve
the character of the land and protect and maintain as much as possible the naturally forested
areas.
le. NUMBER OF ACRES/SQUARE FEET
The area of the subject property is 21.961 acres.
Id. PROPOSED UNITS
There are no existing buildings on the property and none is proposed as part of this
application.
le. TIME FRAME AND COSTS
The development is expected to be completed within 5 years with a development cost of
approximately $291,300 for subdivision improvements.
if MEMBERSHIP SIZE, ETC
Not applicable
I g. PARKING ARRANGEMENT
Parking shall conform to county requirements for agriculture and residential uses. It is
anticipated that there will be one residential unit per subdivided lot.
6
lh. TRAFFIC IMPACTS
Traffic impact is expected to be minimal. The development of this property into 7 lots
will add six additional residential unit to this parcel.
1 i. OTHER RELATED INFORMATION
None
1j. PROPOSED ONSITE AND OFFSITE INFRASTRUCTURE
The property is along Kaloko Drive which is paved and has water and power lines
servicing the area. This development will require a roadway of approximately 800 feet and
utilities (water, power, telephone). No offsite improvement is necessary.
B. CONFORMANCE WITH STATE/COUNTY PLANS
2. STATE LAND USE DESIGNATION
The SLUC designation is Agriculture. The designation will not change.
3. APPLICABLE GOALS/POLICIES AND OBJECTIVES OF THE GENERAL PLAN
The General Plan policy supports rural-style residential-agricultural developments within
existing and appropriate rural communities. Likewise the General Plan Support Document in
the Land Use-Agriculture subsection provides additional support for this type of development.
4. GENERAL PLAN DESIGNATION
This change is expected to conform to the General Plan designation.
5. ZONING
The present zoning is A-20a. The proposed zoning will be FA-3a.
Several parcels in the vicinity of the subject property have been rezoned to FA-3a. The
rezoning of the subject property is consistent with the recent re-zonings. County Council
Resolution No. 58-97 recognizes that such rezoning ordinances have set a pattern of
Agricultural 3-acre (A-3a) minimum lot size densities in the bottom one-third of the Kaloko
Mauka Subdivision.
6. COMMUNITY DEVELOPMENT PLAN
The property is not subject to this requirement.
6
7. SPECIAL MANAGEMENT AREA
The property is not subject to this requirement.
C. PHYSICAL CHARACTERISTICS. ENVIRONMENTAL SETTING &
SURROUNDING AREA
PHYSICAL CHARACTERISTICS/ENVIRONMENTAL SETTING
8. DESDCRIPTION OF SUBJECT PROPERTY, LOCATION, CLIMATE,
TOPOGRAPHY, ETC.
The subject property is 21.961 acres in size and is rectangular in shape. It is
approximately 5.1 miles inland from the coastline at elevation 2560' and has an average slope of
approximately 22%. The property is heavily forested as is the surrounding parcels although
several parcels within the Kaloko Mauka subdivision have been grubbed. The temperature is 10
to 15 degrees cooler than the coastal areas. Rainfall averages approximately 75" per year. The
soil classification is "E" (poor), the area is too rocky for conventional agriculture uses. There
are no existing structures on the property.
9. LAVA HAZARD ZONE
The property is not designated as Lava Hazard Zone. The earliest flow is approximately
200 years old.
10. DISTANCE FROM COAST LINE
The subject parcel is approximately 5.1 miles from the coastline.
11. AGRICULTURAL LANDS OF IMPORTANCE IN THE STATE OF HAWAII (ALISH)
DESIGNATION
The ALISH designation for this parcel is "other important land", land other than prime or
unique.
12. USDA NATURAL RESOURCES CONSERVATION SERVICES SOIL SERVICE
REPORT SOIL TYPE
The soil type is rPXE, Puna extremely stony muck, 3% to 25% slopes. "In a
representative profile the surface layer is very dark brown extremely stony muck about 5 inches
thick. It is underlain by fragmented Aa lava. This soil is neutral in reaction. Permeability is
rapid, runoff is slow, and the erosion hazard is slight. Roots are matted in the surface layer, but
some roots extend to a depth of 20 inches into the cracks in the lava. The soil is used for
woodland, pasture, and orchards."
7
1 ~
I
13. LAND STUDY BUREAU SOIL RATING
The rating is E270. The agricultural suitability of this land type "E" is very poorly suited.
14. FIRM DESIGNATION
The Flood Insurance Rate Map (FIRM) designation is "X".
15. EXISTING DRAINAGE WAYS OR IMPROVEMENTS
There are no visible existing drainage ways or improvements other than roadside
drainage swales. Because of its rocky nature no runoff or erosion are visible or have
been experienced in this area.
Much of the environmental setting within this area has not changed since the
construction of Kaloko Drive and other secondary roads approximately 25 years ago. The forest
has taken over the cleared areas needed to build the roads except for the travel ways and
shoulders. Very few lots have been grubbed and cleared for pastoral or other uses.
16. AIR/NOISE/WATER QUALITY
The subject parcel has not been disturbed as well as the surrounding parcels and has been
in its natural state except for the existing infrastructure. Except for the minimal traffic, there is
no evidence of any visible environmental degradation.
HISTORICAL RESOURCES
17. EXISTING ARCHAEOLOGICAL, CULTURAL OR HISTORIC SITES
In 1970 and 1971, the developers of Kaloko Mauka funded an archaeological study of
the Kaloko ahupuaa. Additionally, the National Park Service published in 1991 a report entitle
"An Ahupuaa Study: The 1971 Archaeological work at Kaloko Ahupuaa, North Kona".
Of significant findings were remains of an agricultural field system up to the 3500-foot
elevation at certain locations.
The Historic Preservation Division of the State Department of Land and Natural
Resources indicated that an archaeology study and field investigation was commissioned by lot
owners. No report has yet been received by the Department.
s
I
NATURAL RESOURCES
18. EXISTING FLORAL/FAUNAL RESOURCES
The subject parcel is heavily forested with native trees and shrubs such as ohia, tree fern
as well as other non-native plants. Minimal clearing in the future is not expected to bring
appreciable change.
Wildlife in the area consists of miscellaneous forest birds such as Chinese pheasant,
turkeys, hawks, and other mammals. Minimal clearing is not expected to damage habitat for the
wildlife.
14. SCENIC OR COASTAL RESOURCES
The subject parcel is 5.1 miles from the coastline and does not impact its resources. In-
as-much-as the area is heavily forested views from the parcel is minimal if any. Any structures
built would probably be hidden by the trees and shrubs.
SOCIAL-ECONOMIC CHARACTERISTICS
20. SOCIAL SETTLEMENT PATTERN FOR THE AREA
Approximately 5 plant nurseries exist within the Kaloko Mauka development. These are
operated mainly by the lot owners who also live on the site.
Purchasers of lots and home builders within the development are of the upper middle
class who are either retired or have employment in West Hawaii. Many of these are people who
have upgraded their lifestyle by purchasing lots in the development and built homes.
Investments in house and lot are expected to be in the range of $350,000 to $450,000.
21. ECONOMIC RESOURCES OF THE AREA
Aside from the few nurseries the development is residential in nature with a large portion
of the forested areas undisturbed. A few lots are in pastorial use. The best use of the land is low
density residential with minimal clearing of the forested areas.
22. LAND VALUES
The value of land in Kaloko Mauka has remained relatively stable over the years. The
selling prices for 3-acre lots range from $180,000 to $200,000. For 20-acre lots the range is
$425,000 to $650,000.
5
SURROUNDING LANDS
23. LAND USE
Immediately surrounding the subject parcel, the use is primarily low-density residential
with a minimum amount of clearing of the forested areas. Although the Kaloko Mauka
subdivision was originally subdivided into large parcels (20-acre minimum) numerous rc-
zonings have been approved for 3, 5, and 10-acre lots. Other land uses include nurseries and
grazing for cattle.
Lands surrounding Kaloko Mauka are owned by the State of Hawaii, Bishop Estate and
Palani Ranch. The primary uses of these lands are either grazing or in natural forests. (see map,
"Major Land Owners and Current Uses" )
24. ZONING
The existing zonings of the surrounding parcels are shown on map, "Current Zoning"
D. PUBLIC FACII.TTIES AND SERVICES
25. DESCRIPTION OF ACCESS
The primary roadway through the Kaloko Mauka Subdivision is Kaloko Drive, an 80 foot
right of way, 20 foot pavement width and 8-foot shoulders.
The subject property fronts Kaloko Drive within the Kaloko Mauka Subdivision. The
grass swales have been effective in handling the runoff with no evidence of erosion along the
roadside. There should be no appreciable impact on the roadway infrastructure from this
project.
26. AVAILABILITY OF WATER
The Kaloko Mauka Subdivision water system is serviced through Kaloko Booster Pump
No. 1 along the Mamalohoa Highway at elevation 1440 feet. Through a series of booster pumps,
water is pumped to 7 reservoirs for a total storage capacity of 510,000 gallons. The mauka
reservoir is at elevation 5106 feet making it possible to service the subdivision at its higher
elevations. See map "Existing Water System"
The subject development will add only 6 additional lots. No water is contemplated for
landscape or agricultural uses because of the high rainfall.
27. SEWAGE DISPOSAL
Wastewater disposal will be in accordance with the policies and standards of the State
Department of Health. Septic systems have been approved by the DOH on previous rezoning
applications.
~o
~ o
28. SOLID WASTE
Solid waste disposal will be by individual lot owners or through private collectors.
29. POLICE AND FIRE PROTECTION
Impacts on police and fire protection are at a minimum with a 6-lot addition in this
development. All roadways are paved and able to handle the anticipated traffic and equipment.
30. SCHOOLS
Public schools are available with the school district. Kealakehe Elementary School
services the lower grades, while the newly built Kealakehe High School will service the middle
and upper grades. Several private pre-school are strategically located through-out the
community.
31. PARKS
Public parks and playground facilities are located at the Old Airport grounds in Kailua
town.
32. OTHER UTILITIES AND SERVICES
Overhead power and telephone services are existing within the road right of way and are
available to the proposed development.
E. ENVIRONMENTAL ASSESSMENT AND ANALYSIS
33. RELATIONSHIP BETWEEN LOCAL SHORT TERM USES OF ENVIRONMENT AND
MAINTENANCE AND ENHANCEMENT OF LONG TERM PRODUCTIVITY
After completion of road improvements and partial clearing of the property, the proposed
residential uses will be permanent with minimal impact.
34. MITIGATIVE MEASURES PROPOSED TO AVOID, MRiI IIZE, RECTIFY OR
REDUCE IMPACT
The following mitigating measures are being proposed:
a. A 60-foot "forest reserve easement" for buffer purposes along the existing
road
b. A 60-foot structural set back along the existing road
c. A 30 foot "forest reserve easement" along all lot lines as a buffer between
parcels
d. At least 50% of the lot area shall be retain in forest
e. A restriction against second dwelling on each lot
f A conservation plan shall be prepared for the subdivided lots
m
g. A "fair share" contribution to mitigate any potential regional impacts
35. ALTERNATIVES TO THE PROPOSED DEVELOPMENT
There are no other reasonable alternatives except not to subdivide and leave the
parcel undivided.
36. HZREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF NATURAL
RESOURES THAT WOULD BE INVOLVED IF PROPOSED ACTION IMPLEMENTED
A maximum of 50% of the forested area would be disturbed for the construction
of a dwelling and other structures. Cleared areas will be landscaped partly with indigenous
plants as well as introduced foliage.
//a
ATTACHMENT
Agricultural 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?
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? L <<~/~
b. Into what lot sizes? ~c
C. If your request is approved, approximately how long after the
date of approval do you expect to submit your subdivision plans ~ l
to the Planning Department for preliminary approval?5
d. Do you intend to build houses on the newly created lots? D
If yes, please answer the following questions:
On how many of those lots?
At what approximate price range? House
Lot
Total
Approximately how long, after approval of the subdivision,
would the first house be available for occupancy?
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 subdividing the subject area, do 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)
P.D. 2 7/84 k 4- /1Z
.f. If you intend to do either a, b, 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? J 5
How?
4. Are there any buildings on the subject area? I~~J
If so, what kind?
What do you intend to do with those buildings if your request is
approved?
5. Is the subject land currently being used for any agricultural activity? NO
If so, please list the kinds of products grown and on how many
square feet or acres of land per product.
6. Was your request to allow for the creation of smaller agricultural 2S
lots?
If so, did your plan include the following considerations?
a. Commodity to be produced?~
What kinds of commodity?
b. Suitablility of the proposed lot-size for that commodity?
C. Sufficient farm size to allow reasonable chance of success in
commercial agriculture?
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d. Agricultural leases or other forms of assurance that potential
buyers or leases would put the subject area into some form of
agricultural use?
Please state the proposed type of arrangement.
Please submit your agricultural plans for the subject area and
present evidence of consideration of the above requirements together
with your request for a change of zone.
If you do not intend to subdivide the subject land for some sort of
agricultural purpose, please state your other reasons. _
7. To your knowledge, has there been any flooding and/or drainage problem
on the subject area?
If so, please describe the problem.
8. Do you think that the roads leading to the subject area needs
improvements? D
If so, what kind?
Is the road adequate for the proposed traffic volume or load? E S
9. What sort of governmental assistance and/or improvements do you feel will
be needed in the subject area when developed?
Yes No
a. Schools ~c
b. Roads
C. Sewer X
d. Drainage
Yes No
e. Police Protection X
f. Fire Protection
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.
Signature:
Address: I SBS I~~I1 Cl 1 Vvv
Telephone:' C~~61. IT
1 O ~Nt l 1 )0
Date: c,4q l.
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