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HomeMy WebLinkAboutCOM 0909.000 1996-1998 tr w - William G. Davis Managing Director Stephen K. Yamashiro Mayor Henry Cho ai,eDeputy Managing Director ( aurtty Q#'Pttf laii 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 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 98-8) Applicant: Star Markets, Ltd. Request: A-20a to A-10a Tax Mau Key; 7-3-26:5 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, r i 'Stephen K. Yamashiro Mayor LStarO1.MAY Enclosures cc: Planning Commission REZ 98-8 ALI2. ',o l _ ,y. Stephen K Yamashiro Mayor (91I11CI> tv of 2I~1t2Itt PLANNING COMMISSION 25 Aupuni Street' Room 109 • Hilo, Hawaii 96720-4252 (808)961-8288 • Fax(W8)%1-96j5 JUN 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 98-8) Applicant: Star Markets, Ltd. Request: A-20a to A-10a Tax Man Key: 7-3-26:5 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 20.301 acres of land from Agricultural (A-20a) to Agricultural (A-10a) at the Kaloko Mauka Subdivision on the north side of Hao Street at approximately the 3,080 foot elevation, Kaloko, Nroth Kona, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 On June 2, 1997, the County Council passed Resolution No. 58-97 amending County Council's Resolution No. 330-96. This resolution amends the County's policy relating to rezoning of district boundaries within Kaloko Mauka and other districts of North and South Kona. 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, subject to certain conditions. This will enhance the integrity and value of the region's watershed and native forest systems and maintain a low density pattern. The resolution recommends Agricultural-10 acres (A-10a) zoning for only those parcels within the Kaloko Mauka Subdivision above the 3,000 foot elevation with conditions. The subject property is located in the Kaloko Mauka Subdivision at the 3,080-foot elevation, along the north side of Hao Street at Kaloko, North Kona, Hawaii, TMK: 7-3-26: 5. The Change of Zone request from Agricultural-20 acres (A-20a) to Agricultural-10 acres (A-10a) 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 * 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 A-10a zoning is consistent with the recommendation of the Kona Regional Plan. The proposed subdivision of two 10-acre lots would be compatible with the agricultural character of lands located within the upper elevations of Kaloko Mauka Subdivision which are zoned A-20a and A-10a. 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. The 10.2 and 10.1 acre lot sizes will also provide additional 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. Lands located within the upper regions of Kaloko Mauka Subdivision are predominantly zoned A-20a. Recent zoning classifications have been approved for 5-acre parcels at the 2,900 foot elevation and 10-acre parcels at the 3,000 foot elevation. The subject property is adjacent to a 7-acre and 10-acre lots zoned A-7a and bounded by 20-acre zoned lands. However, an increasing number of parcels are being affected with condominium property regimes. Therefore, a favorable recommendation of this change of zone request will be consistent with the surrounding land use pattern Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 already established within this portion of Kaloko Mauka Subdivision. The subject property is located at the 3,080 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 above 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 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 10 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. Hao Street, also a County roadway, has a 60-foot right-of-way with a 20-foot wide pavement and 8-foot wide grassed shoulders. These roadways are able to accommodate the proposed 2-lot 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 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 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 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 100-foot wide "forest reserve easement" for buffer purposes along the existing road, a 100-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 100-foot easement and a provision that no-less-than eighty percent (80%) 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-10 acres (A-10a) zoned district would result in an appropriate land use pattern that will further the public necessity and convenience and the general welfare. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 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. We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, L Kevin M. Balog, Chairm~i Planning Commission LStar02.PC Enclosures cc: Mr. Thomas H. Yamamoto Mr. John T. Fujieki Department of Public Works Department of Water Supply West Hawaii Office Department of Land & Natural Resources Kazu Hayashida, Director/DOT-Highways, Honolulu BStarM01.emm/rhy-6/9/98 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT STAR MARKETS, LTD. CHANGE OF ZONE APPLICATION QZZ 98-81 Star Markets, Ltd., has submitted an application for a Change of Zone by changing the district classification from Agricultural (A-20a) to Agricultural (A-10a) for approximately 20.301 acres of land. The property is located in the Kaloko Mauka Subdivision on the north side of Hao Street at approximately the 3,080 foot elevation, Kaloko, North Kona, Hawaii, TMK: 7-3-26:5. GENERAL INFORMATION 1. Land Ownership: Star Markets, Ltd is the fee owner of the subject property. PROPOSED DEVELOPMENT 2. Request: The owners, would like to subdivide the property into two (2) lots of approximately 10-acres each. The application is for 20.294 acres, at the 3080' elevation to be reclassified from A-20a to A-10a. 3. Objectives: "The owner wishes to subdivide the property into two 10-acre parcels 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 9. Kona Regional Plan: Agricultural ATTACH. C-909 (B-269) 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) 13. County Council's Resolution No. 58-97: On June 2, 1997 the County Council adopted Resolution No. 58-97. This resolution amends the Council's policy relating to the rezoning of district boundaries within Kaloko Mauka Subdivision. The Council finds that a maximum density of two dwellings per twenty acres for lands within the Kaloko Mauka Subdivision above the 3,000-foot elevation, with certain conditions, will protect the watershed and native forest and maintain a low density pattern. The resolution recommends that Agricultural-10 acres (A-10a) zoning requests for only those parcels within the Kaloko Mauka Subdivision above the 3,000-foot elevation and include the conditions as stated within Resolution No. 58-97 with such recommendation provided that the other goals, policies, and standards of the General Plan are met. (See Exhibit D - Resolution No. 58-97) * ESCRiPTION OF PROPERTY AND SURROUNDING AREAS 14. Subject Property: The subject property is a rectangular shaped lot. 15. 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 -2- 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. 16. 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. 17. 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 sustained high quality and/or high yields of a specific crop when treated and managed according to modem farming methods. 18. FIRM: The subject property is located within Zone X, area determined to be outside the 500-year flood plain. 19. '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 dim 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 3,080 feet above mean sea level, below the elevation recommended as an essential habitat. -3- [ I 1 20. 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 (I'o), 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 and Natural Resources indicate that there have been no sightings in Kaloko during this decade. 21. 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 zoned A-10a and A-20a. (See Exhibit B - Current Zoning Surrounding Properties) PUBLIC UTILITIES AND SERVICES 22. Roads: Access is off of Hao Street via Kaloko Drive. Kaloko Drive is the subdivision's primary roadway which has an 80-foot right-of-way with a 22-feet wide pavement and 8-foot wide grass shoulders. 23. Services: All essential utilities and services are available to the subject property. AGENCIES' COMMENTS 24. Real Property Tax Office (May 14, 1998 Memo): "Current Real Property taxes are paid through June 30, 1998." 25. 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. -4- "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." 26. Fire Department (May 14, 1998 Memo): "We have no comments on the above-referenced Changed of Zone Application." 27.- Health Department (May 12, 1998 Memo): "The Health Department found no environmental health concerns with regulatory implications in the submittals." 28. 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 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." 29. 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: 7-3-26:5, is within the State Land Use Agricultural District. "We have no further comments to offer at this time." 30. Department of Public Works: (See Exhibit D - June 1, 1998 Memo) 31. Department of Water Supply: (See Exhibit E - May 21, 1998 Memo) 32. Department of Transportation: (See Exhibit F - May 28, 1998 Memo) -5- AGENCIES - NO RESPONSE 33. HELCO, Department of Agriculture, and Natural Resources Conservation Service PUBLIC COMMENTS 34. The Department has not received any objections from the general public or adjacent landowners on the subject application. -6- r COUNTY OF HAWAII rLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT STAR MARKETS. LTD~f APPLICANT'S SIGNATURE: DATE a II9Y ADDRESS: 1620 N. SCHOOL STREET HONOLULU HI_ 96817 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS John T. Fuiieki, President: John T. Fuiieki. Secretary: Nancy Y. Fuiieki. Treasurer PHONE: (Bus) (808) 832-8452 (Res) (Fax) (808) 832-8410 LANDOWNER(S) STAR MARKET LTD LANDOWNER SIGNATURE(S): " DATE (Maybe by le ) LANDOWNER(S) ADDRESS: Same as Applicant REQUEST: A-20a TO A-10a (E-sung zonwg) (Proposed zo=s) TAX MAP KEY 3) 7-3-26:5 STREET ADDRESS OF PROPERTY: HAO STREET SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 20.301 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: Agent COPIES Applicant L-8,B7 TABLE OF CONTENTS APPLICATION FORM I VICINITY MAP 2 LOCATION MAP 3 DEVELOPMENT PLAN 4 BACKGROUND AND COUNTY ENV'RONMENTAL 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 11-12 ZONING QUESTIONNAIRE 13 - 16 CURRENT ZONING MAP 17 MAJOR LANDOWNERS and CURRENT USES 18 EXISTING WATER SYSTEM MAPS 19 - 20 KALOK MAUKA SU' ,ION INCREMkNT 2 /r LOT 8, BLOCK 7 TMK: (3 7-3-26:5 w~ J sctic Ix rccr <ncv K A U L A N A K A U P U L E H U ~,.r"~• P U U W A A W A A amo NA KA U LA 0 0 N A xa IW xMY ° S 6e00 E I ~ :1 p'1'OH p 0 H H C p`pK II q ~ 1 J ~ I' l 6 l J ` p S o$ 0 H \S l H O p p 0 p p ~ LV H 0 VICINITY MAP 2 KALOKO MAUK,6 - '91DIVISION TRUE INCREMENT 2 LOT 8, BLOCK 7 0 1 2 3 4 TMK: (3) 7-3-26:5 Wm6will SCALE IN FEET (X1000) TMK: 7-3-48: 5000 d (s~ K A U P U L E H U TMK: 7-3-27: O d 4000 O TMK: 7-3-26 Gs% O 5V 0~ TMK: 7-3-25: '5000 M A K A U L A 0 0 M A TMK: 7-3-24 I I - ,1000 I - i I I LOCATION MA 25 4C MOP05~[? t7EMOPMT PLAN \ MOO MAUKA SUt3t71V1510N I tMK; (3) 7--5-26:5 1.01 8,13 OCK 7, INCIFgMT 2 s oo. LOT 7 LOT 9 316 r-- ~~9~2_--- \ X431-__- I ~ I I I \ I \I I ~ I I rl I T I I I I \ I ~ _72' \ ~ I h I I LO( 8A I Of SD ` 10.2 AC. 10.1 AL. I V I I I ~ I ~ LOT o LOT 0 3p' PO ST SERVE I 90' FOIST M5M EASEMENT C tYPJ -7 I \ ` \ ` y EASEMEN(C TYPJ t ' \ I I I I , ' J - J \ \ 921' - - 429 - - - - - - - - - - - - - - - - - - - - - - - - - 100' FOm%m5ERVE _ EASEMENT ~ 4- Lot 8, Blk 7 TMK 7-3-26:5 BACKGROUND AND COUNTY ENVIRONMENTAL REPORT A. SUBJECT REQUEST 1. Details of Proposed Use/Development 1a. PROPERTY DESCRIPTION The subject property is located on the mauka side of Hao Street at approximately 3160 foot elevation identified as Lot 8, Block 7 Increment 2, Kaloko Mauka Subdivision, North Kona. The property is heavily forested and has slopes approximately 17%. lb. REASON FOR THIS REQUEST The owner wishes to subdivide the property into two 10-acre parcels 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. lc. NUMBER OF ACRESISQUARE FEET The area of the subject property is 20.301 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 $32,000 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. S lh. TRAFFIC IMPACTS Traffic impact is expected to be minimal. The development of this property into two parcels will add one additional residential unit. Ii. OTHER RELATED INFORMATION None Ij. PROPOSED ONSITE AND OFFSITE INFRASTRUCTURE The property is along Hao Street which is paved and has water and power lines servicing the area. This development will require service laterals for water and power and paved driveway aprons within the road ROW. There will be no on-site infrastructure. 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 A-10a. Two parcels adjacent to the subject property has recently been rezoned to A-7a and A- 10a respectively. The rezoning of the subject property is consistent with the recent re-zonings. County Council Resolution No. 58-97 supports this policy. 6. COMMUNITY DEVELOPMENT PLAN The property is not subject to this requirement. 7. SPECIAL MANAGEMENT AREA The property is not subject to this requirement. G C. PHYSICAL CHARACTERISTICS, ENVIRONMENTAL SETTING & SURROUNDING AREA PHYSICAL CHARACTERISTICS ENVIRONMENTAL SETTING 8. DESDCRIPTION OF SUBJECT PROPERTY, LOCATION, CLIMATE, TOPOGRAPHY, ETC. The subject property is 20.301 acres in size and is rectangular in shape. It is approximately 5.8 miles inland from the coastline at elevation 3160' and has an average slope of approximately 17%. 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 5.8 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." 13. LAND STUDY BUREAU SOIL RATING The rating is E270. The agricultural suitability of this land type "E" is very poorly suited. 7 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. ARUNOISE/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 FLORALIFAUNAL 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. + I Wildlife in the arou nsists of miscellaneous forest birds su-a as Chinese pheasant, turkeys, hawks, and other mammanls. Minimal clearing is not expected to damage habitat for the wildlife. 19. SCENIC OR COASTAL RESOURCES The subject parcel is 5.8 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. 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 rezonings 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") 9 i 24. ZONING The existing zonings of the surrounding 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 Hao Street within the Kaloko Mauka Subdivision. Hao Street is a public road with a 60-foot right of way, 20-feet pavement and 8-foot grass shoulders. 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 1 additional lot. 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. 28. SOLID WASTE Solid waste disposal will be by individual lot owners or through private collection. 29. POLICE AND FIRE PROTECTION Impacts on police and fire protection are at a minimum with a one lot addition in this development. All roadways are paved and able to handle the anticipated traffic and equipment. (0 30. SCHOOLS Public schools are available with the school district. Kealakehe Elementarv 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 ASSESSbIENT AND ANALYSIS 33. RELATIONSHIP BETWEEN LOCAL SHORT TERM USES OF ENVIRONMENT AND MAIIVTENANCE AND ENHANCEMENT OF LONG TERM PRODUCTIVITY Upon partial clearing of the property, the proposed residential uses will be permanent with minimal impact. 34. MITIGATIVE MEASURES PROPOSED TO AVOID, NMq IIZE, RECTIFY OR REDUCE IMPACT The following mitigating measures are being proposed: a. A 100 foot "forest reserve easement" for buffer purposes along the existing road b. A 100 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 80% of the lot area shall be retain in forest e. A restriction against second dwelling to allow for a density of one unit per 10 acres f. A forest management plan shall be prepared for the subdivided lots 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. ~j 36. IRREVERSIBLE AND IRRETRIEVABLE CONMTMENTS OF NATURAL RESOURES THAT WOULD BE INVOLVED IF PROPOSED ACTION INTLEMENTED A maximum of 20% 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. J2 ATTACIMNT 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? 2 S Ifyes, 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? b. Into what lot sizes? I O QL c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans a to the Planning Department for preliminary approval? d. Do you intend to build houses on the newly created lots? If eves, 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) l3 °.D. 2 5/84 Lof s~k c-~-~ f. If you intend L~ ,o either a b c lease elab Y , p .ate 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? 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? y n 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? _J L 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? ~ 4- C z-) d. Agricultural 1- a -or other forms of assurance _aat 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 A 1 improvements? If so, what kind? Is the road adequate for the proposed traffic volume or load? 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 b. Roads ~f c. Sewer d. Drainage !5 (-3-) Yes No e. Police Protection x f. Fire Protection k g. Recreational Facilities 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: 1620 N. School St., Honolulu, HI 96817 Telephone: (808) 832-8400 Date: 4-) 1<0 I • B z w O ^h Y N Nc ~ N g Fz p o / ~i H F a: 0 ° O T a a 3 G N I „ a U / O Q ff I p m W I a 'm ~ s 0 m Y I ~ Y R1 ~ o N Z 0 ~ Q§ s o co I I co 5 co i 4 5 17 KALOKO, MAUKA SL ISION 1 INCREMENT 2 _l LOT 8, LOCK 7 TMK: (3 7-3-26:5 Jam' pp~0 res`) e\SN~m9 end F - ~Gr sau w rcn mom K A U L A N A MAKALEI HAWAII KAUPU LEMU - (Golf Course) ~ ' P U U W 4 A W 4 A aow M A K A U L A 0 0 M A STATE (Forest) orestl \ lF cr \ 1 \ P ° a lGf~2~ \ P E P ` P ~ ~Fo ~~K E g'C es`l N ~ H 0 , P P P ~ ° P P~ N ° I ~8 MAJOR LAND OWNERS and CURRENT USES KALOKO MAUKA ' 'BDIVISION roue INCREMENT 2- LOT 8, BLOCK 7 0 1 2 3 4 TMK: (3) 7-3-26:5 1- %2n SCALE IN FEET (X17>- TMK: I.EGEM7 \ i 7-3-46: onvor. 000 5 Csa d W K A U P U L E H U TMK: 7-3-27: • O ~ MAW NO.5~ O.OBM6. .M5. A000 O TMK: 7-3-26 MAO 5M NO, A Ol0 MG. Q5. O G~ TMK: 7-3-25: 3000 oac f4cM 5 M A K A U L A 0 0 M A TMK: 7-3-24. MA I 10p0 1 EXISTING WATER YSTEvi~i' U.ua W(m. RES. F30T EL- 4179, O.F EL 479-A 6 ; - BOOSTER, EL 4179 4 2-60 GPM. P.R.V..EL 371 OUT PS 'I.: 2'= 97 S• KALOKO SITE NO. 5 P.R.V EL 3840. 0.10 M.G-RES. 4.. OYT P.S.1- • BOT. EL 3616.50, Of EL 3631.00 2' = 55 BOOSTER, EL. 3616.50 vy 2-120 G.F.M. i 4 J % PR .V., EL: 3130 4 - 6• • - io O~IT P.S.I.: _ A 4 P.R..V,EL. 3415 ' - 2 ' 82 OUT P.S,1_. Y 2"=45 - KALOKO SITE NO 4 0.10MG.FES 807 EL 309P, ; F EL 3112.50 y .1btt, BOOSTER, EL. 3n98 < P. R.V., EL 3155 2 -120 G.P.M ' 1 q' _ ^ OUT PS.I.: ; 2". 89 P.RV.,EL.2d10 OUT PS.1.1 243 - e - PR.V.,EL.2681 OUT P.S.I.: " 2 2" = 47 P.RV.,EL. 2625 ` OJT P.S.L: _ • q• , KALOKO SITE NO. 3 O.OBMG RES 4 - yL t; BOT. EL. 2311,0.FEL.2525.50 BOOSTER EL.2511 ?P.R~.V EL 2160 _ S. 2-14OG.~M. . ~ ~ OUT P.S.I.: P.R.V. EL2180 ` 2" = 64 2' = 55 - ` T-- s 9• P.RV SITE NO. 2. EL 1970 i] Yy,- 11 a- " OUT P. S. I.: A 80.30 00M.G.RES. -i ? 1 2;100, 2.-100 N - Y L. 1815 - 1 2 1 b 2 63, 2 c63 `.~xoo vs KALOKO SITE NO. 2 0.03 ma RES. -z BOT. EL. 1978,0.E ELI99L5 _ BOOKERS, EL 1978 4. ' - - C _ w 2 -140 G.P.M. _ - "ONOKOHAU 0-05 42.8MG . RES. - .,L - B07 EL. 1 492.85 KA - - ~2' \L 6 LOKO BOOSTER NO. I 'V O.f. EL 1507.307.3 33 1 PR V.,EL.1465 EL 1440, L- 140 G.PM. 1 a ' 2.- 60 ~ - _ P.RV,EL 1440 { < 4"- 30 2U 116 S.1_ .10 M.G. RES_NO L~ t 'ice 6• a 6 +y~`a~ KAlDKO 0.30M.G. RES. a ,s m BOT W, 1440 EL. BOOSTER, L: 01438 1455 12' >6•_ M r!- Z 3PALANI 0.IOMG.RES 1-300 G.P.M. . _.~BOOSTER'STA NO. P V. EL. -230GP.M 103S , - ` ).I0MG.RES.NO.2 e• 8" 6 2-0 SOURCE; $WS s' m s °'PR-V-NO_ , . EXISTING aTER SYST - e - _ , _ _ N / Z~ i" O c ¢ N NYNC cl) o w w amv Q SUF.. g j I 0 O co le T Q Q I N I Q Y p U O m m = Q s Q ixa owiv, z i O c\l I cd 6 rr Q co f \ cl) IQ , x Z m Y c co O r° N Z Q~ s I m § c7 s I" M co cr) I 1 / CA ICBM a 'S COUP. JF HAWAII STATE it HAWAII RESOLUTION N0. 330 96 ESTABLISHING A POLICY RELATING TO THE AMENDMENT OF ZONE DISTRICT BOUNDARIES WITHIN KALOKO MAUKA AND OTHER KONA WATERSHED AND MAUKA FOREST AREAS. 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 rg C' o f. ~ WHEREAS, several property owners have cited these heigatened 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 amend 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 Hawaii, 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 pattern 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. . t 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 June '1996. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII ROLL CALL VOTE COUNTY COUNCIL AYES NOES ABS EX County of Hawaii Hilo, Hawaii Arakaki X Bonk-Abramson x hereby certify that the foregoing RESOLUTION was by the Childs x rote indicated to the right hereof adopted by the COUNCIL of De Luna X lie County of Hawaii on June 19, 1996 Domingo x Osorio x Rath x 11 I ES-I : Ray X Smith x 6 2 1 D ~ Reference C-1199/PC-124 JUNTY CLE CH & PRESIDING OFFICER RESOLUTION NO. 330 COUNTY OF HAWAII STATE OF HAWAII RESOLUTION NO. 58 9 (Draft 3) RELATING TO ZONINGS ABOVE THE 3,000-FOOT ELEVATION FOR PARCELS WITHIN THE KALOKO MAUKA SUBDIVISION WHEREAS, the Council adopted Resolution No. 330-96 which established a policy 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 and South Kona shall be reclassified to any zone district having a minimum lot size of less than twenty acres; and WHEREAS, shortly after the adoption of Resolution No. 330-96, the Council approved two change of zone requests for A-10a lots above the 3,000-foot elevation with more stringent requirements to mitigate the concerns established in Resolution No. 330-96; and WHEREAS, the Council recognizes that a low density use pattern for the mauka, watershed lands of the island of Hawaii, in particular the Kona region, should be protected and maintained for environmental reasons; and WHEREAS, the Council finds that a maximum density of two dwellings per tweny acres for lands within the Kaloko Mauka subdivision above the 3,000-foot elevation with the following conditions in addition to the standard conditions of approval for similar zonings in the area, will protect the watershed and native forest and maintain a low density pattern: A. Final Subdivision Approval of the proposed agricultural subdivision shall be secured from the Planning Director within five (5) years from the effective date of this ordinance. The applicant shall reserve the following easements and special setbacks in perpetuity for purposes of protecting and maintaining naturally forested areas and shall delineate such easements and setbacks on plans submitted for subdivision review: 1. A 100-foot wide "forest reserve easement" along the existing public street frontage of the subject property, exclusive of access points permitted by the Department of Public Works; 2. A 30-foot "forest reserve easement" along all lot lines not covered by the 100- foot easement; and 3. A 100-foot wide structural setback in lieu of the required 30-foot setback along the existing property's )u'lic street frontage to provide an additional buffer. EXHIBIT a ~ B. Restrictive covenant(s) in the deeds of all the proposed agricultural lots fronting existing roads shall specify and uphold the easements and setbacks set forth in Condition - The restrictive covenant(s) shall also specify that, including the area comprising the forest reserve easements described in Condition no less than eighty percent (80%) of the entire lot area shall be retained in forest. A copy of the proposed covenant(s) to be recorded with the Bureau of Conveyances shall be submitted to the Planning Director for review and approval prior to the issuance of Final Subdivision Approval. A copy of the approved covenant(s) shall be recited in an instrument executed by the applicant and the County and recorded with the Bureau of Conveyances prior to the issuance of Final Subdivision Approval. C. Restrictive covenant(s) in the deeds of all the proposed agricultural lots shall prohibit the construction of a second dwelling unit on and any further subdivision of each lot. A copy of the proposed covenant(s) to be recorded with the Bureau of Conveyances shall be submitted to the Planning Director for review and approval prior to the issuance of Final Subdivision Approval. A copy of the approved covenant(s) shall be recited in an instrument executed by the applicant and the County and recorded with the Bureau of Conveyances prior to the issuance of Final Subdivision Approval. D. A forest management plan for the proposed lots within the subject property shall be prepared and submitted for review and approval by the Planning Director in consultation with the State Department of Land and Natural Resources, the State Department of Health, the State Department of Agriculture and the U.S. Department of Natural Resources Conservation Service. The forest management plan shall require the following: 1. Include at minimum, the best forest and reforestation practices, program for implementation and other applicable forestry management criteria, including those of the State Department of Land and Natural Resources, such as the Forest Stewardship Program or the Soil Conservation Service Management Program. 2. The forest management program shall include a restrictive covenant for the proposed lots within the subject property which shall be recorded with the State of Hawaii Bureau of Conveyances and/or Land Court. A copy of the covenants to be recorded shall be submitted to the Planning Director for review and approval prior to the issuance of final subdivision approval. A copy of the approved covenant(s) shall be recited in an instrument executed by the applicant and the County and recorded with the Bureau of Conveyances prior to the issuance of final subdivision approval. 3. If more than twenty percent (20%) of the subject property has been cleared or grubbed prior to the submittal of tie 'orest management plan or the recording of the restrictive covenant(s), the refc:estation program for any cleared or grubbed area(s) in excess of the 20% within the subject property shall be substantially implemented prior to the issuance of final subdivision approval. 4. This forest management plan shall govern the proposed lots within the subject property for a period of fifty (50) years and its termination may be considered after the 50-year period has elapsed by amending this ordinance requiring County Council approval by ordinance. THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII that the Planning Commission consider favorable recommendations for A-I Oa zoning requests for only those parcels within the Kaloko Mauka Subdivision above the 3,000-foot elevation and include the aforementioned conditions with such recommendation provided that the other goals, policies, and standards of the General Plan are met. BE IT RESOLVED that the Clerk of the County of Hawaii transmit copies of this resolution to Stephen K. Yamashiro, Mayor; Kevin Balog, Planning Commission Chairman; and Virginia Goldstein, Planning Director. Dated: Hilo, Hawaii, this 2nd day of June 1997. INTRODUCED ~i 61WN(!1L MEMBER, COUNTY OF HAWAII B1LUCES COUNTY COUNCIL ROLL CALL VOTE County of Hawaii AYES NOES ADS EX Hilo, Hawaii ARMCUO X CEIUNG X I hereby certify that the foregoing RESOLUTION was by the LEITAEADLTODD X ate indicated to the right hereof adopted by the COUNCIL of the apY X :ottnty of Hawaii on June 2, 1997 s-OLDs X SANTANGELO X ATTEST: snare X TYLER X Y.~CIiNG X 8 0 1 0 Reference C- 219 . 0 /PC--53 =OUNTY CLERK CHAIRMAN & PRESIDING OFFICER RESOLUTION NO. 58 97 (DRAFT 3) s DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII ,qq JUN Lj Rn 8 59 HILO, HAWAII - t DATA ~u~,~ ~I, V1~~9.~+1 I Memorandum TO Planning Director FROM }n M. Kuba, Chief Engineering Division SUBJECT: Change of Zone Application (REZ 98-8) Applicant: Star Markets, Ltd. Location: Kaloko, North Kona, HI TMK: 7-3-26:05 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. EXHIBIT _E 0552 79 • 0 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 or. • ~ rr~ I6S 11 DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 25 AUPUNI STREET HILO, HAWAII 96720 ~r wlwnr TELEPHONE (808) 961-8660 FAX (808) 961-8657 May 21. 1998 TO: Planning Department FROM: Milton D. Pavao. Manager SUBJECT: CHANGE OF ZONE APPLICATION NO. 98-008 - APPLICANT - STAR MARKETS. LTD. TAX MAP KEY 7-3-026:005 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 four (4)-inch waterline along Hao Street. 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 one additional unit requested in the proposed two (2)-unit change of zone, the required water commitment deposit is $150.00. Remittance by the applicant of the $150.00 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. Service laterals that will accommodate a 5/8-inch meter to each lot. Submit construction plans and design calculations prepared by a professional engineer. architect, or land surveyor. registered in the State of Hawaii. for review and approval. ~`~ro~reed . Planning Department Page 2 May 21, 1998 2. Remit the prevailing facilities charge and capital assessment fee. which are subject to change, of $3.375.00 and $500.00, respectively. These are due and payable upon completion of the construction of the water system improvements and prior to final subdivision approval being granted. Should there be any questions, please call our Water Resources and Planning Branch at y61-8660 . 1 Milt n Pavao. P.E. Mana er WA.gm Att. copy - (w/att.) Star Markets. Ltd. (w/o att.) Customer Service Sections (Hilo, Kona. Waimea. Ka'u) 4 BENJANIN J. CAN ETANO <v or pq, KAZU HAYASHIOA GOVERNOR 4 DIRECTOR v s\\ BRIAN K. MINAAI UP.-RZ, DEPUTY DIRECTORS GLENN M. OKIMOTO 1 LI N1V •u11 I ,1 1 1 y 11 STATE OF HAWAII V V'im' I 1 v IN REPLY REFER TO: DEPARTMENT OF TRANSPORTATION HWY-PS 869 PUNCHBOWL STREET HONOLULU, HAWAII 96813-5097 2.9463 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 98-8), A-20a to A-1 Oa, Star Markets, Ltd., Kaloko Mauka, North Kona, Hawaii, TMK: 7-3-26: 5 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 improvLments at the intersection must 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 your//s, Q 4 6;jf~l••^-+~ti KAZU HAYASH//IDA Director of Transportation EXH11311 E:5174 I l APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT KALOKO MAUKA SUBDIVISION INCREMENT 2 LOT 8, BLOCK 7 TMK (3) 7-3-26: 5 CHANGE OF ZONE A-20a to A-10a Owner/Applicant: Star Markets, Ltd 1620 N. School Street Honolulu, HI. 96817 Agent: Thomas H. Yamamoto P.O. Box 6150 Kamuela, HI. 96743 COUNCIL COPY DO NOT REMOVE 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 11-12 ZONING QUESTIONNAIRE 13 - 16 CURRENT ZONING MAP 17 MAJOR LANDOWNERS and CURRENT USES 18 EXISTING WATER SYSTEM MAPS 19 - 20 f COUNTY OF HAWAII PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT STAR MARKETS. LTD APPLICANT'S SIGNATURE: ;"L DATE a V ~ y ADDRESS: 1620 N. SCHOOL STREET HONOLULU HI. 96817 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS John T. Fuiieki. President: John T Fujieki Secretary Nancy Y Fuiieki. Treasurer PHONE: (Bus)_(8081832-8452 (Res) (Fax) (808) 832-8410 LANDOWNER(S) STAR MARKET LTD LANDOWNER SIGNATURE(S): DATE (Mey be by le ) LANDOWNER(S) ADDRESS: Same as Applicant REQUEST: A-20a TO A-10a (Existing zoning) (Proposed zoning) TAX MAP KEY (3) 9-3-26 5 STREET ADDRESS OF PROPERTY: HAO STREET SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 20.301 ACRES AGENT: Thomas H Yamamoto ADDRESS: P.O. Box 6150 Kam el HI. 96743 TELEPHONE: (Bus) 885-3411 (Res) (Fax) 885-1622 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: AHent COPIES Applicant L-8,137 r IF- KALOK MAU KA SUc,- VISION 20N INCREM NT 2 /r- LOT 8, LOCK 7 TMK: (3 7-3-26:5 • P POP~r WWN~ SC0.C 1® K A U L A N A K A U P U L E H U r•/.•/'•~•'' P U U W A A W A A u! SWO MA KA U LA 0 0 Al A 14 IMI M1111 8 6000 .ti Cr S ! ~ ~K 0 N P N 0 N 0 PK P~ ~ E J 0 Ilk K E 6 J L P NJ N 0 P P J 0 P EJ H 0 VICINITY MAP 2 i Y KALOKO MAUKA ~LJBDIVISION TRUE INCREMENT 2 LOT 8, BLOCK 7 0 1 2 3 4 TMK: (3) 7-3-26:5 SCALE IN FEET (X1000) TMK: 7-3-46: I 5000 W IP d W K A U P U L E H U TMK: 7-3-27: O Z. a0°° O TMK: 7-3-26 C~ O s~ TMK: 7-3-25: 0 ~ '500 M A K A U L A 0 0 M A TMK. 7-3-24: 7,000 LOCATION MA 3 s J ?10 Pt;Op05~n 17~V~LOPM~NT t'LAN KALOKO MAIKA 5LO191VI51ON fMK; (5) 1-5-26;5 LOt 8, BLOCK -7, INCIF~,M%f 2 s 0 LOT 7 ` LOT 9 3J60 r-- a _922_--- I ~ I I I ~ I ~I I ~ I I I~I\I \ 3720 i ti I I \ LOf 8A LOf 8D \ 10.2 AG. `.I AC. I I I I I LOT 6I \ - , LOT 10 'I 3080 _ I I, I I 30' M5f MSEKdE I 30' POM5f M5M EASEMENT(fW.) \ \ I- \ \ \ I EA%WNf(M) I I I I I 3040 I I I \ \ \ 921- 929 F----ft/1l~- 100' F0m5f m%m EASEMENT ~ 1 ~ Lot 8, Blk 7 TMK 7-3-26:5 BACKGROUND AND COUNTY ENVIRONMENTAL REPORT A. SUBJECT REQUEST 1. Details of Proposed Use/Development I a. PROPERTY DESCRIPTION The subject property is located on the mauka side of Hao Street at approximately 3160 foot elevation identified as Lot 8, Block 7 Increment 2, Kaloko Mauka Subdivision, North Kona. The property is heavily forested and has slopes approximately 17%. lb. REASON FOR THIS REQUEST The owner wishes to subdivide the property into two 10-acre parcels 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 20.301 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 $32,000 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. 5 4 lh. TRAFFIC IMPACTS Traffic impact is expected to be minimal. The development of this property into two parcels will add one additional residential unit. 1 i. OTHER RELATED INFORMATION None I j. PROPOSED ONSITE AND OFFSITE INFRASTRUCTURE The property is along Hao Street which is paved and has water and power lines servicing the area. This development will require service laterals for water and power and paved driveway aprons within the road ROW. There will be no on-site infrastructure. 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 A-10a. Two parcels adjacent to the subject property has recently been rezoned to A-7a and A- 10a respectively. The rezoning of the subject property is consistent with the recent re-zonings. County Council Resolution No. 58-97 supports this policy. 6. COMMUNITY DEVELOPMENT PLAN The property is not subject to this requirement. 7. SPECIAL MANAGEMENT AREA The property is not subject to this requirement. G C. PHYSICAL CHARACTERISTICS. ENVIRONMENTAL SETTING & SURROUNDING AREA PHYSICAL CHARACTERISTICS/ENVIRONMENTAL SETTING 8. DESDCRIPTION OF SUBJECT PROPERTY, LOCATION, CLIMATE, TOPOGRAPHY, ETC. The subject property is 20.301 acres in size and is rectangular in shape. It is approximately 5.8 miles inland from the coastline at elevation 3160' and has an average slope of approximately 17%. 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 5.8 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." 13. LAND STUDY BUREAU SOIL RATING The rating is E270. The agricultural suitability of this land type "E" is very poorly suited. 7 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. NATURAL RESOURCES 18. EXISTING FLORALIFAUNAL 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. o Wildlife in the area consists of miscellaneous forest birds such as Chinese pheasant, turkeys, hawks, and other mammanls. Minimal clearing is not expected to damage habitat for the wildlife. 19. SCENIC OR COASTAL RESOURCES The subject parcel is 5.8 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-ECONO t9C 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. 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 rezonings have been approved for 3, 5, and I0-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") 9 9 24. ZONING The existing zonings of the surrounding 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 Hao Street within the Kaloko Mauka Subdivision. Hao Street is a public road with a 60-foot right of way, 20-feet pavement and 8-foot grass shoulders. 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 1 additional lot. 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. 28. SOLID WASTE Solid waste disposal will be by individual lot owners or through private collection. 29. POLICE AND FIRE PROTECTION Impacts on police and fire protection are at a minimum with a one lot addition in this development. All roadways are paved and able to handle the anticipated traffic and equipment. n 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 Upon partial clearing of the property, the proposed residential uses will be permanent with minimal impact. 34. MITIGATIVE MEASURES PROPOSED TO AVOID, MINIMIZE, RECTIFY OR REDUCEIMPACT The following mitigating measures are being proposed: a. A 100 foot "forest reserve easement" for buffer purposes along the existing road b. A 100 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 80% of the lot area shall be retain in forest e. A restriction against second dwelling to allow for a density of one unit per 10 acres f. A forest management plan shall be prepared for the subdivided lots 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. IRREVERSIBLE AND IRRETRIEVABLE CONMTMENTS OF NATURAL RESOURES THAT WOULD BE INVOLVED IF PROPOSED ACTION IMPLEMENTED A maximum of 20% 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 ATTACID ENT 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? 2 S Ifs, 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? b. Into what lot sizes? ( O Q c C. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? L1~ d. Do you intend to build houses on the newly created lots? -N-~t 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 5/84 ~ O ~I~L- 7 I') .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? How? 4. Are there any buildings on the subject area? I~ 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? 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 S 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? 14- z-) 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? ( O If so, please describe the problem. 8. Do you think that the roads leading to the subject area needs improvements? ~IO If so, what kind? Is the road adequate for the proposed traffic volume or load? 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 b. Roads c. Sewer x d. Drainage !5 (-3 Yes No e. Police Protection x f. Fire Protection X g. Recreational Facilities ~C 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: 1620 N. School St., Honolulu, HI 96817 Telephone: (808) 832-8400 Date: !6 C 4-~ i Z Z ^n n / O NYN W F- Y wo o-O cod 5 ' g N I Q ' Y 0 5 O m co O r.' N ~ Q W s i m Q 6 < y Y U 6 O m o y w sA N Z Q§ s U ~ O p % c Q 51 w CV) ~ k M / cli I 1 / KALOK MAUKA SU~oiVISION z°~ INCREM NT 2 -f LOT 11 LOCK 7 TMK: (3 7-3-26:5 Ww'~~X XpXU SGLE X EEE1 <MI°C) K A U L A N A i MAKALEI HAWAII K A U P U L E N U - (Golf Course) P U U W A A W A A M A K A U L A 0 0 M A STATE eI 6W0 " Im, NMI (Forest) 8 ~ oregtl 4y K 0 H l G~ \ H 0 I ~G<K c 9~ esll \ Apo l\ 0 N U H Ab P P ? U 0 P H 0 MAJOR LAND OWNERS and CURRENT USES KALOKO MAUKA SUBDIVISION rrsue INCREMENT 2 LOT 8, BLOCK 7 0 1 2 3 4 TMK: (3) 7-3-26:5 SCALE IN FEET (X1000) Vaw V017E9.N: TMK: 7-3-48: otva0oo c, W W K A U P U L E H U TMK: -3-27: O Z, R 10.6 R/LAeD N0.5 0.09 MG. 4000 J TMK: 7-3-26 MAW 51T NO. 4 Oa0 MG.Im O Y GT 5- T MK: 7-3-25: 3000 M -WSIRNo.3 O.CB MG. W5 i M A K A U L A O O M A TMK: 7-3-24: M4 G. 1000 EXISTING WAT R S KALOKO SITE N0. 6 1 -'t - 0.08 M.G. RES. G0T EL 4179, O. F. EL 47 ,p 6 ; BOOSTER, EL 4179 2-60 GPM. t P.R.V.,EL 371 - OUT P.S.L: ;y S4 - KALOKO SITE NO. 5 - 4^ P.R.V EL-3840 _ 0.10M.G.RES. 04TP.S.i.: - • SOT. EL 3616.50, 0.1 EL 3631.00 a 2 = 55 BOOSTER, EL. 3616.50 ty 2-120 G.F.M. P. R.V., EL: 3130 4 - 6• - to 0YT RS.I.: z 4 + P.R.V.,EL. 3415 ' - 2 = 82 ' OUT PS.1-,. KALOKO SITE NO 4 x 2 •45 0.10 MG. FEES GOT EL 309P, : F EL 3112.50 v A~ POOSTER, EL. 3098 PR.V,EL.3155 2-i2J G.P.M < Z4 OUT PS.I.: - t• 9• _ ; P.R.V, EL. 2 10 OUT PS.1.1 _2°X43 PR.V.,EL.2681 OUT PS.1. - PRV.,EL.2625 r 2 -'69 L $12f tc:r t• KALOKO SITE NO. 3 OOSMG RES SOMEL. 2511,0.FEL.2525.50 BOOSTER EL. 2511 EL-- 2160 2-140G.~M. OUT P.S.I.: P.RV. . EL2180 2 = 64 OUT A?S.1.:. 2•X55 - j - - A - - P.R.V SITE NO. 2. EL 19TO :X3 ax-: Y y- 4• a' >G OUT P. S. I..- 00 0.30M.G.RES. A ! 2.2 100, 2•=100 N - Y L. 1800 r 2 863, 2 X63 L. 1815 - - T.T - KALOKO SITE NO. 2 6 ? 0.05 AIA RES. t' - t. GOT. EL.1978,O.E ELDIRL C BOOSTERS, EL 1978 2-140G.P.M. - 4-_D MONpI(ONAU0.05M.G.RES. w Z - SOT. EL 1492.893 1492.83 KAI.OKO BOOSTER NO. I Z O.F. EL ip,RV.,EL1465 m EL.1440, L-140G.P.M. 2 X 60 - ~ _ P.RV,EL.14" 40-50 OUT P.S.L.' - e° 10 M.G. RES_NO f lei - r ` 6•2 KAI OKO O'rOM.G. RES. 8 m B e - I~ SOT. EL"440, OF. EL 1455 12• BOOSTER, EL 1438 _ ` 3PALANI O.IOMG.RESNi 2-250.GP.M. BOOSTEItSTA NO. 4f P1.V. EL. 1035 1 J 300 G.P.M. 2 3.10 M.G. RES. NO. 2 8• 6 .3 _ 2.0 Sougce; $WG 8• ~ m 3 _ _ 8• co 0 $3 'PRV IOLO N.. "T EXISTING WATER SYSTE