HomeMy WebLinkAboutCOM 0910.000 1996-1998
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William G. Davis
Managing Director
Stephen K. Yamashiro
Mayor Henry Cho
Deputy Managing Director
(911altfv1 o 'PulultYY
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 98-10)
Applicant: Star Markets, Ltd.
Request: A-20a to A-5a
Tax Man Key: 7-3-25:12
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,
Shen KAamashiro
Mayor
LStarMO1.MAY
Enclosures
cc: Planning Commission
REZ 98-7 --'1.
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Stephen K. Yantashiro
Mayor
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PLANNING COMMISSION
25 Aupuni Street, Room 109 • Hilo, Hawaii 967204252
(13W)961-B288 • Pax (BOB) %1•%15
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 98-10)
Applicant: Star Markets, Ltd.
Request: A-20a to A-5a
Tax Man Key: 7-3-25:12
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 21.353 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 2,520 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 he 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 2,520 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 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 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, Cha`ir~m?/an
Planning Commission
UtarM02.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
BS tarM02. emm/rhy-6/9/98
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
STAR MARKETS, LTD.
CHANGE OF .O APPLICATION F.. 98-101
Star Markets, Ltd., 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 21.353 acres of land. The property is located in the Kaloko Mauka Subdivision
on the north side of Kaloko Drive at approximately the 2,520 foot elevation, Kaloko, North
Kona, Hawaii, TMK: 7-3-25:12.
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 six (6) lots of
approximately 3-acres each. The application is for 21.353 acres, at the 2,520 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)
5. STATE AND COUNTY PLANS
6. SLU: Agricultural
7. Hawaii State Plan Consistency: Economic objectives and policies.
8. General Plan Consistency: Economic, Agricultural and Land Use Elements goals,
policies and courses of action.
9. GP LUPAG Map: Extensive Agricultural
10. Kona Regional Plan: Agricultural
ATTACH. C-910
(B-270)
11. Zoning: Agricultural 20-acre (A-20a)
12. SMA: The property is not situated within the Special Management Area (SMA).
13. 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
14. Subject Property: The subject property is an irregular 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
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
-2-
sustained high quality and/or high yields of a specific crop when treated and managed
according to modem fanning 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 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 2,520 feet above mean
sea level, below the elevation recommended as an essential habitat.
20. Flora and Fauna Resources: The subject parcel is heavily vegetated and is covered
with ohia, tree fem 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,
-3-
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 RVI G
22. 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-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.
"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. Department of Land and Natural Resources, Division of Land Management
(May 19, 1998 Letter):
"After a 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
-4-
.
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."
27. Land Use Commission (May 14, 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: 7-3-25:12, is within the State Land Use Agricultural District.
"We have no further comments to offer at this time."
28. Department of Public Works: (See Exhibit D - June 1, 1998 Memo)
29. Department of Water Supply: (See Exhibit E - May 21, 1998 Memo)
30. Fire Department: (See Exhibit F - May 14, 1998 Memo)
31. Health Department: (See Exhibit G - May 12, 1998 Memo and Applicant's
Response - May 20, 1998 Letter)
32. Department of Transportation: (See Exhibit H - May 28, 1998 Memo)
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.
-5-
COUNTY OF HAWAII
PLANNING DEPARTNIEN
CHANGE OF ZONE APPLICATION
(Type or legibly print the requested information)
APPLICANT STAR MARKETS L
71
APPLICANT'S SIGNATURE: 7
DATE 1
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. FUjieki, President;
John T. Fujieki, Secretary; Nancy Y. FUjieki, Treasurer
PHONE: (Bus) (808) 832-8452 (Res) (Fax)_La0.8 832.8410
LANDOWNER(S) Star Market Ltd /
LANDOWNER SIGNATURE(S): !~c DATE 1s 7I ~J
v be by le¢erl
LANDOWNER(S) ADDRESS: Same as Applicant
REQUEST: A-20a TO FA-3a
(Eesmg zoning) (Proposed zoning)
TAX MAP KEY (3) 7-3-25:12
STREET ADDRESS OF PROPERTY: KALOKO DRIVE
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 21.353 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-9,B-4
EXHIBIT
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TABLE OF CONTENTS
APPLICATION FORM I
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
KALOKO MAUKA SUBf -'0N ~
INCREMENT 1
LOT 9, BLOCK 4
TMK: (3) 7-3-25:12
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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 9, 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.
lc. NUMBER OF ACRES/SQUARE FEET
The area of the subject property is 21.353 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 $287,300 for subdivision improvements.
If. MEMBERSHIP SIZE, ETC
Not applicable
lg. 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
ih. TRAFFIC IMPACTS
Traffic impact is expected to be minimal. The development of this property into 6 lots
will add five additional residential units to this parcel.
1 i. OTHER RELATED INFORMATION
None
Ij. PROPOSED ONSTTE 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 STA TE/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.
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, CLIIvIATE,
TOPOGRAPHY, ETC.
The subject property is 21.353 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 Kalc'co Mauka subdivision have been grubbed. The temperaturf 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 RvTORTANCE 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
has taken over the cleared rreas needed to build the roads except for the travel ways an"
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.
8
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 prof--ibly 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.
9
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. Altho' 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 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 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.
10
28. SOLID WASTE
Solid waste disposal will be by individual lot owners or through private collection such
as PFI Rubbish Service.
29. POLICE AND FIRE PROTECTION
Impacts on police and fire protection are at a minimum with a 5-unit 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, M[IN v9ZE, 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
iI
g. A " fai. e" contribution to mitigate any pote; 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
o£a dwelling and other structures. Cleared areas will be landscaped partly with indigenous
plants as well as introduced foliage.
~2
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? tF/J
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? Z ~.3
b. Into what lot sizes? 3 Ac
c. If your request is approved, approximately how long after the
date of approval do you expect to submit your subdivision plans J
to the Planning Department for preliminary approval? L
d. Do you intend to build houses on the newly created lots? -Alo{-
If v`s, 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)
13
f. If you intend t, i either a, b, c, please elab. .te 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? 25
How? d¢a ®.6(c~ci liJn.~C 'o~S,r build:_.
4. Are there any buildings on the subject area? ~p
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? /D
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~
If so, did your plan include the following considerations?
a. Commodity to be produced? k)/A-
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-
~2
d. Agricultural lea--s or other forms of assurance _,at potential
buyers or leases would put the subject area into some form of
agricultural use? AA)
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 I
an the subject area? N D
If so, please describe the problem.
8. Do you think that the roads leading to the subject area needs AA
improvements? l~'D
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
d. Drainage X
IS
l 3-~
Yes No
e. Police Protection
f. Fire Protection K
g. Recreational Facilities Y
h. Public Utilities
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:
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17
COUP JF HAWAII STATE it- HAWAII
tea'
RESOLUTION N0. 330 96 l
o~
~~r A
ESTABLISHING A POLICY RELATING TO THE AMENDMENT OF ZONE
DISTRICT BOUNDARIES WITHIN KALOKO MAUKA AND OTHER KONA
WATERSHED AND MAUKA FOREST AREAS. 1~
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,'00-foot clevation'level within the state Agricuitural 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 tot 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
EXHIBIT
C
WHEREAS, severat property owners have cited these heightened 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 overuse 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 I Iawaii, promote its use as pre-cursor of up-zoning pressures throughout the -
island's watersheds and signify that test 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
IIA WAIL, 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 June _'1996.
INTRODUCED BY:
COUNCIL MEMBER, COUNTY OF HAWAII
ROLL CALL VOTE
COUNTY COUNCIL
County of Hawaii AYES NOES ABS Fat
Hilo, Hawaii
Arakaki X
Bonk-Abramson X
I hereby certify that the foregoing RESOLUTION was by the Childs x
vote indicated to the right hereof adopted by the COUNCIL of De Luna X
1996 Domingo X
:he County of Hawaii on June 19,
Osorio X
Rath X
aTTESf: Ray x
Smith X
Reference C-1199/PC-124
:OUNTY CLE CH & PRESIDING OFFICER RESOLUTION NO. 330 96
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
HILO, HAWAII 'qp, JUN `I RM 8 59
DATE Jun~~Ul~~~9~'r iiAyi~~ll
Memorandum
TO Planning Director
FROM Gal n M. Kuba, Chief
Engineering Division
SUBJECT: Change of Zone Application (REZ 98-7)
Applicant: Star Markets, Ltd.
Location: Kaloko, North Kona, HI
TM K: 7-3-25:12
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
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
MATE,
P l~:
H 11
DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII
NIMN 25 AUPUNI STREET • HILO. HAWAII 96720
y~~uE 11
TELEPHONE (BOB) 961-8660 FAX (808) 961-8657
May 21, 1998
TO: Planning Department
FROM: Milton D. Pavao, Manager
SUBJECT: CHANGE OF ZONE APPLICATION NO. 98-007
APPLICANT - STAR MARKETS. LTD.
TAX MAP KEY 7-3-025:012
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 five (5) additional units requested in the proposed six (6)-unit change of
zone, the required water commitment deposit is $750.00.
Remittance by the applicant of the $750.00 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:
Construct necessary water system improvements, which shall include, but not be
limited to.
EXHIBIT
2' layer 6rint~d ~~ro~re6d .
Planning Department
Page 2
May 21, 1998
1. Water mains capable of delivering water at adequate pressure and volume
under peak flow conditions: minimum diameter of mains shall be four (4)
inches. Also, 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 and approval.
2. Remit the prevailing facilities charge and capital assessment fee, which are
subject to change. of $!6.875.00 and $2.500.00. respectively. These are due
and payable upon completion of the construction of the water system
improvements and prior to final subdivision approval being granted.
Convey the water system improvements along with the necessary easements to
the Water Commission of the County of Hawaii.
Should there be any questions. please call our Water Resources and Planning Branch
at 961-8660.
Mi or} Pavao. P.E.
Manager 11
WA: gms~
Att.
copy - (w/att.) Star Markets. Ltd.
(w/o att.) Customer Service Sections (Hilo. Kona. Waimea. Ka'u)
MSY O/ „
y~„~• Nelson M. Tsuji
Stephen K. ; •mashiro Fire Chief
Afavo,
Edward Bumatay
e:'Mi•M Deputy Fire Chief
(90unfV of'rzfunii
FIRE DEPARTMENT
777 Kilauea Avenue • Mall Lane • Hilo, Hawaii 967204239
(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 98-7)
APPLICANT: STAR MARKETS, LTD.
REQUEST: A-20a TO FA-3a
TAX MAP KEY- 7-3-25.12
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.
11(b) Where Required. Fire apparatus access roads shall be
required for every building hereafter constructed when any
portion of an exterior wall of the first story is located more
than 150 feet from fire department vehicle access as measured
by an unobstructed route around the exterior of the building.
"EXCEPTIONS: 1. When buildings are completely protected
with an approved automatic fire sprinkler system, the
provisions of this section may be modified.
112. When access roadways cannot be installed due to
topography, waterways, nonnegotiable grades or other
similar conditions, the chief may require additional fire
protection as specified in Section 10.301 (b).
01653
To: 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 unobstructed width of a fire apparatus
access road shall meet the requirements of the appropriate
county jurisdiction.
"(d) Vertical Clearance. Fire apparatus access roads shall
have an unobstructed vertical clearance of not less than 13
feet 6 inches.
"EXCEPTION: Upon approval vertical clearance may be
reduced, provided such reduction does not impair access
by fire apparatus and approved signs are installed and
maintained indicating the established vertical clearance.
"(e) Permissible Modifications. Vertical clearances or
widths required by this section may be increased when, in the
opinion of the chief, vertical clearances or widths are not
adequate to provide fire apparatus access.
"(f) Surface. Fire apparatus access roads shall be designed
and maintained to support the imposed loads of fire apparatus
and shall be provided with a surface so as to provide all-
weather driving capabilities." (20 tons)
"(g) Turning Radius. The turning radius of a fire apparatus
access road shall be as approved by the chief." (45 feet)
"(h) Turnarounds. All dead-end fire apparatus access roads
in excess of 150 feet in length shall be provided with
approved provisions for the turning around of fire apparatus.
To: Virginia Goldstein, Planning Director
Page 3
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.
"(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, -3n-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."
Fire Chief
NMT/mo
BENJAMIN J. CAVETANOt LAWRENCE MIKE
30VEe NOR 9~s DIRECTOR OF HEALTh
STATE OF HAWAII
DEPARTMENT OF HEALTH
PO. 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
SLBJECT: Change of Zone Application (REZ 98-7)
Applicant: Star Markets, Ltd.
Request: A-20a to FA-3a
Tax Map Key 7-3-25:12
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 tank 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."
%VP7 O.REZ99-7.mi
EXHIBIT
c ~ 0459.1
•~•nrr~r,u rr_ ~p ~r „yr P.O. BOX 6150
Land Development and Planning KAMUELA, HI. 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 Aupuni Street
Hilo, Hawaii, 96720
Dear Ms. Goldstein,
Re: Change of Zone Application (REZ 98-7)
Applicant: Star Markets, Ltd
Request: A-20a to FA-3a
TMK: 7-3-25:12
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. Thank you.
Very truly yours,
Thomas H. Yamamoto
President
cc: DOH
Star
~4 92"s W-1
BENJAMIN.. CAYETANO KAZU HAYASHIDA
GOVERNOR C-2) H- DIRECTOR
DEPUTY DIRECTORS
BRIAN K. MiNAAI
GLENN M. OKIMOKIMOTJ
r Qfi ~1111Y
STATE OF HAWAII N REPLY REFER TO.
DEPARTMENT OF TRANSPORTATION
869 PUNCHBOWL STREET HWY-PS
HONOLULU, HAWAII 96813-5097 2.9464
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 98-7), A-20a to FA-3a, Star Markets, Ltd.,
Kaloko Mauka, North Kona, Hawaii, TMK: 7-3-25: 12
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 must be impleme-ted.
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,
KAZU HAYASHIDA
Director of Transportation
EXHIBIT
05175
> j
RStarMO2.emm-6/9/98
COUNTY OF HAWAII PLANNING DEPARTMENT
RECOAVUENDATION
STAR MARKETS, LTD.
CHANGE OF .O APPLICATION F.Z 98-101
- 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 (FA-3a) 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 modem 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
agricultural 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 2,520 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-
r
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-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 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-
COUNTY OF HAWAII STATE OF HAWAII
BILL NO.
(PIANNIDIG DEPART=)
ORDINANCE NO.
AN ORDINANCE AMENDING SECTION 25-8-2 (NORTH AND SOUTH KONA DISTRICT
ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY
CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM AGRICULTURAL
(A-20a) TO FAMILY AGRICULTURAL (FA-3a) AT KALOKO, NORTH KONA, HAWAII,
COVERED BY TAX MAP KEY 7-3-25:12.
BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII:
SECTION 1. Section 25-8-2, Article 8, Chapter 25 (Zoning Code) of the Hawaii County
Code, is amended to change the district classification of property described hereinafter as
follows:
The district classification of the following area situated at Kaloko, North Kona,
Hawaii, shall be Family Agricultural (FA-3a):
Beginning at the West corner of this parcel of land, situated on the Northeasterly
side of Kaloko Drive, the coordinates of said point of beginning, referred to Government
Survey Triangulation Station "Moanuiahea" being 14,314.38 feet South and 396.49 feet
West and thence running by azimuths measured clockwise from True South:
1. 225° 10' 1,400.00 feet along Lot I of Block 4, Kaloko Mauka
Subdivision, Increment 1 (File Plan 994);
2. 3150 10' 373.13 feet along Lot 8 of Block 4, Kaloko Mauka
Subdivision, Increment 1 (File Plan 994);
3. 3° 00' 400.62 feet along the Westerly side of Kaloko
Drive;
4. Thence along the Northwesterly side of Kaloko Drive, on a curve to the right with
a radius of 660.00 feet, the chord azimuth
and distance being:
69° 05' 1,206.66 feet;
5. 135° 10' 152.88 feet along the Northeasterly side of Kaloko
Drive, to the point of beginning and `
containing an area of 21.353 Acres, more or
less.
All as shown on the map attached hereto, marked Exhibit "A" and by reference
made a part hereof.
SECTION 2. This change in district classification is conditioned upon the following:
SEE ATTACHED CONDITIONS
SECTION 3. In the event that any portion of this ordinance is declared invalid, such
invalidity shall not affect the other parts of this ordinance.
SECTION 4. This ordinance shall take effect upon its approval.
INTRODUCED BY:
COUNCIL MEMBER, COUNTY OF HAWAII
Hilo, Hawaii
Date of Introduction:
Date of 1st Reading:
Date of 2nd Reading:
Effective Date:
APPROVED AS TO FORM AND LEGALITY
CORPORATION COUNSEL
DATED:
-2-
4
cStarMO2. emm/rhy-6/9/98
STAR MARKETS, LTD.
CHANGE OF ZONE APPLICATION (REZ 98-10)
CONDITIONS OF APPROVAL
A. The applicants, its successors or assigns shall be responsible for complying with
all of the stated conditions of approval.
B. The applicants, successors or assigns shall be responsible for complying with all
requirements of Chapter 205, Hawaii Revised Statutes, relating to permissible
uses within the State Land Use Agricultural District.
C. The required water commitment payment shall be submitted to the Department
of Water Supply in accordance with its "Water Commitment Guidelines Policy"
within ninety (90) days from the effective date of this ordinance.
D. 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 applicants shall reserve the following easements and
special setbacks in perpetuity for purposes of protecting and maintaining
naturally forested areas and delineate such easements and setbacks on plans
submitted for subdivision review:
1. a 60-foot wide "forest reserve easement" aloTg the existing public street h_ `
W ¢e,. . ,4-s k - " - ia ~ Qua
frontage of the subject property, exclusiv"fAccess points permitteiby
the Department of Public Works;
2. a 30-foot "forest reserve easement" along all lot lines not covered by the
60-foot easement; and
3. a 60-foot wide structural setback in lieu of the required 30-foot setback
along the property's public street frontage to provide an additional
buffer.
E. Restrictive covenant(s) in the deeds of all the proposed agricultural lots fronting
Kaloko Drive shall specify and uphold the easements and setbacks set forth in
Condition D. The restrictive covenant(s) shall also specify that, including the
area comprising the forest reserve easements described in Condition D, no less
than fifty percent (50%) 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 applicants and the County and
recorded with the Bureau of Conveyances approval prior to the issuance of Final
Subdivision Approval.
F. Restrictive covenant(s) in the deeds of all the proposed agricultural lots shall
prohibit the construction of a second dwelling unit on 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 applicants and the County and recorded
with the Bureau of Conveyances prior to the issuance of Final Subdivision
Approval.
G. Restrictive covenant(s) in the deeds of all the proposed agricultural lots within
the subject property shall require the individual owners of the proposed lots to
file a conservation plan with the Kona Soil and Water Conservation District,
with a copy of the approved plan submitted to the Planning Department, prior to
any land alteration activities within any of the respective agricultural lots. 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
applicants and the County and recorded with the Bureau of Conveyances prior to
the issuance of Final Subdivision Approval.
H. A drainage study of the subject property, if required, shall be prepared for
review and approval by the Department of Public Works, prior to submittal of
plans for subdivision review. Drainage improvements, if required, shall be
-2-
constructed in a manner meeting with the approval of the Department of Public
Works prior to the issuance of Final Subdivision Approval.
I. An archaeological study/survey of the subject property shall be prepared and
submitted for review and approval to 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 or any land
alteration activity, whichever occurs first. Should significant historical sites be
found within the subject property which merit preservation or the
implementation of mitigative measures, the applicants shall prepare and submit
an archaeological preservation/mitigation plan 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 activity, whichever occurs
first.
J. Should any remains of historic sites, such as rock walls, terraces, platforms,
marine shell concentrations or human burials, be encountered, work in the
immediate area shall cease and the Department of Land and Natural Resources-
Historic Preservation Division (DLNR-HPD) shall be immediately notified.
Subsequent work shall proceed upon an archaeological clearance from the
DLNR-HPD when it finds that sufficient mitigative measures have been taken.
K. Access(es) to the subject property from Kaloko Drive shall be constructed in a
manner meeting with the approval of the Department of Public Works.
L. The applicant shall pay its fair share contribution to address potential regional
impacts of the project with respect to roads, park, fire, police and solid waste
disposal facilities. The fair share contribution shall be initially based on the
representations contained within the change of zone application and may be
increased or reduced proportionally if the lot counts are adjusted. The fair share
contribution shall become due and payable prior to final subdivision approval of
any portion of the subject property or within five (5) years from the effective
date of this change of zone ordinance, whichever occurs first. The fair share
-3-
contribution for each lot shall be based on a maximum density for each lot as
determined by the zoning resulting from this change of zone. The fair share
contribution in a form of cash, land, facilities or any combination thereof shall
be determined by the County Council, provided that the fair share contribution
to address the potential road impacts shall only be in the form of cash and shall
be applied to improving the Kaloko Drive/Hawaii Belt Road intersection. The
fair share contribution may be adjusted annually beginning three years after the
effective date of this ordinance, based on the percentage change in the Honolulu
Consumer Price Index (HCPI). In lieu of paying the fair share contribution for
other facility impacts, the applicants may construct such facilities related to
park, fire, police and solid waste disposal facilities with the approval of the
appropriate agency(ies).
M. Comply with all applicable laws, rules, regulations and requirements of the
affected agencies for approval of the development within the subject property.
N. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria
for imposition of exactions or the assessment of impact fees, conditions included
herein shall be credited towards the requirements of the Unified Impact Fees
Ordinance.
0. An initial extension of time for the performance of conditions within the
ordinance may be granted by the Planning Director upon the following
circumstances:
1. The non-performance is the result of conditions that could not have been
foreseen or are beyond the control of the applicants, its successors or
assigns, and that are not the result of their fault or negligence.
2. Granting of the time extension would not be contrary to the General Plan
or Zoning Code.
3. Granting of the time extension would not be contrary to the original
reasons for the granting of the change of zone.
-4-
4. The time extension granted shall be for a period not to exceed the period
originally granted for performance (i.e., a condition to be performed
within one year may be extended for up to one additional year).
P. Should any of the conditions not be met or substantially complied with in a
timely fashion, the Director may initiate rezoning of the subject property to its
original or more appropriate designation.
-5-
n r
TRUE NORTH
Scole: 1' = 1,000'
A-20a
A-10m A-I°
AGRICULTURAL (A-200)
A-20a TO
FAMILY AGRICULTURAL
Ka I o ko (FA-3a)
AREA: 21.353 ACRES
a
A-10m A-5a A-20a
K A L O K O
DRIVE
Mauka
A-20a
A 5a
14,314.38 S A-5a
20a 396.49 W
"MOANUTAHEA"
A-5a A-20a
cP Subdivision
NA O A-5a No
3 A-20a
P e e FT
A-2 Oa A- a A-5a A-
A-5m
A-20a A
A- Oa
PA-5¦ A-5a
AMENDMENT TO THE ZONING CODE
AMENDING SECTION 25-8-2 (NORTH AND SOUTH KONA DISTRICT ZONE MAP) ARTICLE 8,
CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT
CLASSIFICATION FROM AGRICULTURAL (A-20a) TO FAMILY AGRICULTURAL (FA-30) AT KALOKO,
NORTH KONA, HAWAII.
PREPARED BY : PLANNING DEPARTMENT
COUNTY OF HAWAII
_V< - 7-3-25:12 MAY 8. 1998
rvulolT W (STAR MARKETS LTD. LOT 9)
06/18/1998 11:11 8083255102 JFAN A LORANT rr-wt of
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FROP SRGONE PHONE NO. : 3253201 Jun. 17 19% 12:33PM PI
,2- c~-3
FROM: MichaeU and Gale A. Sansone , qP JtlN 17 FM 1 09
teleph: 8081325-3201 , ,
Fax: 8081325-3293 F L'. ` ,
CGU1iTY Ur Vi~WAII
TO. Curtis Tyler 8081326-5697
Planning Commission 8081961-8742
An: 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 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. 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
Communityfeels 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 set back
from existing roads, 100 foot structural setback along existing roads. 30 foot
forest reserve easement along all lot lines, and at least 8090 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,
(;56'75
COOPERATIVE ErMSION SER,yicE
Univadt) of Hawad at Nun • Odkse of lto*d A;rkdtum Ud 11mm6n B66onm669P im, ? 6 Pf, 1 16
UWW INN De UUM of Aai=# ft*WAJq
COUNTY ~r H;,`~Ali
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 y....,,
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: 100 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 604 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's 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.
Band COOW.p.o. Boa 906•Te UWWwa6 Hawaii 86760
An Equal Opportunity/Affirmative Action lnatitution
APPLICATION FOR CHANGE OF ZONE '
COUNTY OF HAWAII
PLANNING DEPARTMENT
KALOKO MAUKA SUBDIVISION
INCREMENT 1
LOT 9, BLOCK 4
TMK (3) 7-3-25: 12
CHANGE OF ZONE
A-20a to FA-3a
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 I
VICINITY MAP 2
LOCATION MAP 3
DEVELOPMENTPLAN 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
COUNTY OF HAWAII
PLANNING DEPARTMENT
CHANGE OF ZONE APPLICATION
(Type or legibly print the requested information)
APPLICANT STAR MARKETS LT
APPLICANT'S SIGNATURE: DATE
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. Fujieki, President;
John T. FUjieki, Secretary; Nancy Y. Fujieki, Treasurer
PHONE: (Bus)_ 8008) 832-8452 (Res) (Fax) (808)832-8410
LANDOWNER(S) Star Market. Ltd
LANDOWNER SIGNATURE(S): 20" /_1 DATE
ay be by letter)
LANDOWNER(S) ADDRESS: Same as Applicant
REQUEST: A-20a TO FA-3a
(Existing zoning) (Proposed zoning)
TAX MAP KEY (3) 7-3-25:12
STREET ADDRESS OF PROPERTY: KALOKO DRIVE
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 21.353 ACRES
AGENT: Thomas H. Yamamoto
ADDRESS: P.Q. Box 6150
Kamuela. HI. 96743
TELEPHONE: (Bus)__185-3411 (Res) (Fax) 885-1622
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Agent COPIES Applicant
L-9,13-4
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KALOKO MAUKA SUb-. VISION "r
INCREMENT 1 f~
LOT 9, BLOCK 4
TMK: (3) 7-3-25:12
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KALOKO MAUKA ~JBDIVISION TRUE
INCREMENT 1
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TMK: (3) 7-3-25:12
SCALE IN FEET (X1000)
TMK: 7-3-46:
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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 9, 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.
lc. NUMBER OF ACRES/SQUARE FEET
The area of the subject property is 21.353 acres.
Id. PROPOSED UNITS
There are no existing buildings on the property and none is proposed as part of this
application.
le. TDAE FRAME AND COSTS
The development is expected to be completed within 5 years with a development cost of
approximately $287,300 for subdivision improvements.
I£ 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
lh. TRAFFIC IMPACTS
Traffic impact is expected to be minimal. The development of this property into 6 lots
will add five additional residential units to this parcel.
1 i. OTHER RELATED INFORMATION
None
I j. 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.
a
o
7. SPECIAL MANAGEMENT AREA
The property is not subject to this requirement.
C. PHYSICAL CHARACTERISTICS, ENVIRONMENTAL SETTING &
SURROUNDING AREA
PHYSICAL CHARACTERISTICSIENVIRONMENTAL SETTING
8. DESDCRIPTION OF SUBJECT PROPERTY, LOCATION, CLIMATE,
TOPOGRAPHY, ETC.
The subject property is 21.353 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
B
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.
8
t
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.
9
n ,
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. Altho' 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 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 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. I 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.
10
a
28. SOLID WASTE
Solid waste disposal will be by individual lot owners or through private collection such
as PFI Rubbish Service.
29. POLICE AND FIRE PROTECTION
Impacts on police and fire protection are at a minimum with a 5-unit 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, MINIMIZE, RECTIFY OR
REDUCEIMPACT
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
I I
f
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 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.
l2.
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?
b. Into what lot sizes? 3 Ac-
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?~
d. Do you intend to build houses on the newly created lots? &10
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 !oV R ~Ik4 C I-)
a
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? ` r- Aa- ~n ( ~ofiS ~-r 6"d-)
4. Are there any buildings on the subject area? (V D
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
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-
~2
d. Agricultural leases or other forms of assurance chat 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? N D
If so, please describe the problem.
8. Do you think that the roads leading to the subject area needs A'
improvements? ly D
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
15
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Yes No
e. Police Protection v
f. Fire Protection Y
g. Recreational Facilities Y
h. Public Utilities
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:
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MAJOR LAND OWNERS and CURRENT USES
KALOKO MAUKA ~ jBDIVISION
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EXISTING WATER Y T I~ ~y
KALOKO SITE NO. 6 1 ~'t
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2 •45 0.10MG.FEES
' BOi EL 309P, ~ F EL 3112.50
000STER,EL. 3098 `v
FR.V.,EL3155 jbtl'~ 2-120 G.Pm
1 OUT PSA.: - 1 q• q• ;
2"= 69 P.R.V., EL. 2910
OUT PS.1.1
43
PR.V.,EL.2681
OUT P.S.I. :
_ P.RV.,EL.2625 2
2": 47 OVT P.S.I.:
2 S69
mac- 2•=~i
- _ a q• 5.~~~ KALOKO SITE NO. 3
0.08MG RES <
BOT. EL. 2511,0.FEL.2525.50
BOOSTER EL.2511
2-140G.~M. -
VALP"
01. P.RV. EL2180
2 -64
-
2's55
1-- - PRV SITE NO. 2. EL 1970 W
~+wa Y 4- - a j ' OYT PS.I.:
3A 0.30 M.G. RES. A ! 2 100, 2,
02100 N Y
-L 1800 2 263, 2 =63 .
L. 1815
KALOKO SITE N0.
- / ' 0.05 M B. REB. -
q'
BOT. EL.1978,O.E ELOOL _ f
8003TERS, EL 1978.
w 2 -140 G. P. M. - HONOKONAU 0.05 M.G. RES.
-
SOT. EL. 1492.88 -
KALOKO BOOSTER NO. I O.F EL 1507.35 I
i ~R V.,EL 1465 EL 1440 E-140 G.PM.
2 = 60~ - P.RV,EL.1440 -
4'= 50 / OJT P.S.1_ .
6.2 =116 - - c- 6 -
10 M.G. RES.
NO. I
KALOKO 030M.G. RES. / - 6' ~s - ~8• 8 J
BOT. EL-1440 a t m
BOOSTER, EL 143 EL ' 1455 Z PALANI 0.10 M.G.RESNC
ti'"•
2-250 - ~BOOSTEFTSTA NO. 4,J
PIj.V. EL. 1035 G BM., 1-SOO G.P.M. -ia - _ -
)A 0 M.G. RES. NO. 2 8• ~ 8 8 t 20 6oU2ce; $ws
3
F B. m - 8 • m'PANIOLOcc EXISTING WATER SYSTE