HomeMy WebLinkAboutCOM 1016.000 1996-1998
William G. Davis
Stephen K. Yamashiro Managing Director
Mayor
Henry Cho % 1i•`` Deputy Managing Director
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25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808)961.8211 • Fax (808) 961-6553
KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740
(808) 329-5226 Fax (808) 326-5663
September 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:
Proposed Street Name (SUB 6975)
Keaau High School Subdivision
Tax Map Key: 1-6-3:3
Change of Zone Application (REZ 91-16)
Applicant: David Matsuura
Request: A-20a to A-5a
Tax Map Key: 1-7-13:08
Change of Zone Application (REZ 98-16)
Applicant: Dr. Douglas H. Yamashita
Request: RS-10 to CN-10
Tax Map Key: 2-2-23:09
State Land Use Boundary Amendment Application (SLU 98-5)
Request: Agricultural to Urban
Change of Zone Application (REZ 98-19)
Request: A-la to RS-10
Applicant: Hawaii Island Community Development Corporation (HICDC)
Tax Map Key: 1-7-17: Portion of 3
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Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
State Land Use Boundary Amendment Application (SLU 98-4)
Request: Agricultural to Urban
Change of Zone Application (REZ 98-18)
Request: A-la to CN-20
Applicant: Sadamu Tsubota
Tax Map Key: 1-5-7:21
Proposed Street Name - Beers Road
Kaauhuhu-Kahei Homesteads, North Kohala
Tax Map Key: 5-5-2:1
Change of Zone Application (REZ 98-12)
/ Request: A-5a to CG-20
V Applicant: Hawaiian Development Corporation
Tax Man Key: 7-5-3:6 and 7
As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the
County Council's consideration and action are the Planning Commission's letters and
enclosures regarding the above-referenced requests.
Sincerely,
Stephen K. shiro
Mayor
LA918.MAY
Enclosures
cc: Planning Department
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Stephen K. Yamashiro
May»r
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PLANNING COMMISSION
25 Aupuni Saes, Room 109 • Hilo, Ha"ii %720-4252
(808) %1-8288 Fu (808) %1-%15
SEP 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 98-12)
Request: A-5a to CG-20
Applicant: Hawaiian Development Corporation
Tax Man Key: 7-5-3:6 and 7
The Planning Commission, after a duly held public hearing on September 18, 1998, voted to
recommend for your approval the proposed legislative bill to change the district classification
for approximately 17.060 acres of land from Agricultural (A-5a) to General Commercial
(CG-20). The property is located adjacent to and on the east side of the Crossroads project,
approximately 180 feet east of Henry Street, Lanihau 2nd and Moeauoa 2nd, North Kona,
Hawaii.
The Commission concurs with the following Planning Director's reasons for recommending
favorable consideration of the change of zone:
In order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is
only through such a comprehensive policy analysis approach that evaluations and
decisions can be made to better time and stage developments to achieve growth
determined by the General Plan and related planning documents. The implications of
these evaluations and decisions must be also considered as they may have an impact on
similar areas in the County, but ultimately, on the future development of the whole
island.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
The proposed change of zone request would further the County's goals of
providing an economic environment which allows new or existing businesses to expand
and diversify the County's economic base, and thereby also increase the choice of
occupations.
The proposed request would be consistent with the following goals and policies
of the General Plan Economic Element.
Economic Element
* Provide residents with opportunities to improve their quality of life.
* Economic development and improvement shall be in balance with the physical
and social environments of the island of Hawaii.
* The County of Hawaii shall strive for diversity and stability in its economic
system.
* The County shall provide an economic environment which allows new,
expanded, or improved economic opportunities that are compatible with the
County's natural and social environment.
* The County of Hawaii shall strive for an economic climate which provides its
residents an opportunity for choice of occupation.
* The County of Hawaii shall encourage the development of a visitor industry
which is consistent with the social, physical and economic goals of the residents
of the County.
The applicant's objective recognizes the growing development needs for the
region. The applicant seeks to provide the community with further commercial and
community service facilities which take advantage of the sites's positive physical and
locational attributes. By targeting the project area for commercial development, the
Applicant is seeking to meet the urban expansion needs in a manner that is in concert
with the long-range community plans as expressed in the County General Plan and
Kona Regional Plan. The primary objectives of the Mohala Commercial Center
include:
• Creation of a high quality commercial and community service center that
complements that site and surrounding uses.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
• Development of a project that is sensitive to the cultural, historic and
environmental conditions of the site and surrounding area.
• Providing for expanded commercial/retail services and employment
opportunities for the North Kona area in a manner that improves the economic
and social well-being of the community.
The Conceptual Development Plan provides for approximately 150,000 square feet of
commercial space with larger commercial-retail outlets located near the project entry
complemented by smaller retail shops centered on a pedestrian mall. Potential users
include large retail outlets, specialty shops, restaurants, offices, theaters, day care
center and other community service facilities. It is envisioned that commercial "pads"
will be provided for lease or sale according to the Preliminary Subdivision Plan. The
plan is organized on a circulation system that provides for efficient ingress and egress
to all use areas and relates to the long-range circulation plans for the property.
Although specific plans for the applicant's property mauka of the project site have not
been developed at this time, future development in the remaining portions of the
Mohala project will consist primarily of residential uses. The circulation configuration
for the project site is based on a preliminary plan which is expected to be updated over
time as more detailed site information and program information of the specific uses are
known.
The proposed change of zone request would be consistent with the Land Use
Element of the General Plan. Land use is one of the principal focal points of public
concern and policy. The Land Use Element provides the primary basis for direct
control and guidance of publicly and privately owned resources. It is also intended to
be used as a policy guide for the coordinated growth and development of all sectors of
the County. It sets forth goals, policies, standards and courses of action to
accommodate growth without congestion, to designate and preserve the lands needed
for residential use, commercial and visitor services, industry, agriculture and open
space, and to coordinate these uses with the County's service and circulation systems.
The overall Land Use goals, policies and standards are set forth to physically plan the
lands in the County in the best interest of the island's residents. These state the
following:
Land Use Element
* Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural and physical environments of the County.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
* Zone urban- and rural-types of uses in areas with ease of access to community
services and employment centers and with adequate public utilities and
facilities.
* Allocate appropriate requested zoning in accordance with the existing or
projected needs of neighborhood, community, region and County.
* The County shall encourage the development and maintenance of communities
meeting the needs of its residents in balance with the physical and social
environment.
* Zoning request shall be reviewed with respect to General Plan designation,
district goals, regional plans, State Land Use District, compatibility with
adjacent zoned uses, availability of public services and utilities, access and
public need.
The proposed request would also complement the following goals and policies
of the Commercial Element.
Commercial Development
* Provide for commercial developments that maximize convenience to users.
* Provide commercial developments that complement the overall pattern of
transportation and land usage within the island's regions, communities and
neighborhoods.
* Commercial facilities shall be developed in areas adequately served by
necessary services, such as water, utilities, sewers and transportation systems.
* Distribution of commercial areas shall be such as to best meet the demands of
neighborhood, community and regional needs.
* The development of commercial facilities should be designed to fit into the
locale with minimal intrusion while providing the desired services. Appropriate
infrastructure and design concerns shall be incorporated into the review of such
developments.
The Land Use Pattern Allocation Guide (LUPAG) Map component of the
General Plan is a representation of the document's goals and policies to guide the
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 5
coordinated growth and development of the County. It reflects a graphic depiction of
the physical relationship among the various land uses. The LUPAG Map establishes
the basic urban and non-urban form for areas within the County. The project area is
designated High Density Urban Development and Urban Expansion. High Density
Urban Development allows for commercial, multiple residential and related services
(general and office commercial; multiple residential - up to 87 units per acre), and
Urban Expansion allows for a mix of high density, medium density, low density,
industrial and/or open designations in areas where new settlements may be desirable.
The proposed development may be permitted provided that applicable goals, polices
and standards of the General Plan are met. This proposed commercial development
will provide the framework of a concentration of urban activities occurring in an
orderly manner commensurate with the provision of necessary infrastructure.
Therefore, it is determined that the request is consistent with the High Density Urban
Development and Urban Expansion form depicted on the LUPAG Map for this area of
North Kona.
It should be pointed out that the State Land Use Commission approved with
conditions a portion, approximately 432.91 acres of land, of the County of Hawaii's
petitioned area of 955.78 acres for a State Land Use Boundary Amendment from
Agricultural to Urban District. The subject parcels 6 and 7 consisting of a total of
137.91 acres, which includes the project area, is a portion of the reclassified Urban
district.
The General Plan further states that areas to be considered for rezoning "shall
have basic improvements and amenities necessary for immediate use." The applicant
will install curb, gutter, and sidewalk improvements meeting with the requirements of
the Department of Public Works. All other essential utilities and services can and will
be made available to the development, including connection to the Kealakehe
Wastewater Treatment System.
The Kona Regional Plan Land Use Concept Map designates this area for
General Commercial uses. This request is consistent with the urban form depicted on
the LUPAG Map for this area of Kona.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 6
The subject area is not within the boundaries of the Kailua Village Special
District. However, lands in the vicinity of the project area are zoned CG-20, A-5a and
RS-7.5. The Crossroads development is situated to the west; a single family dwelling,
baseyard, and the Queen Liliuokalani Trust lands are to the north; to the southwest is
the Lanihau Shopping Center; and to the east and south is a vacant parcel and Malulani
Gardens Subdivision. The proposed rezoning and development will complement the
land usage within the community and neighborhood it is proposed to be located in.
The subject area is located in close proximity to schools, commercial areas,
employment centers and public safety services. The subject area would provide
continued and additional commercial services for the visitor industry, residents in the
Kona district, as well as for the rest of the residents of the island of Hawaii.
The project site is located within an area adequately served with essential
services and facilities such as water and other utilities. Water is available to the project
site through an existing 12-inch waterline along Henry Street. The applicant proposes
to tie into the County's Kealakehe Wastewater Treatment Facility.
Access to the proposed development would be from an existing 60-foot
right-of-way, Road A, which was constructed with curbs, gutter and sidewalk
improvements as part of the Crossroads development. Said Road A is located at the
intersection with Henry Street and the entrance to Wal-Mart and consist of traffic
signalization and turning lanes. Henry Street has an 80-foot right-of-way with curbs,
gutter and sidewalk improvements. The applicant proposes to extent Road A with a
breach to the Great Wall of Kuakini and through the proposed development with a
36-foot wide right-of-way with curbs, gutters and sidewalks. It should be noted that a
breach to the Great Wall of Kuakini was acceptable to the Department of Land Natural
Resources-Historic Preservation Division. This two lane road will include a center
lane to accommodate left turns into project driveways and parking lots, and will have
no on street parking. A Traffic Impact Analysis Study was completed for the proposed
project and submitted to the Department of Public Works for review and comment.
The applicant will make all improvements recommended by the Traffic Impact Analysis
report.
The applicant's Environmental Report states in summary that the area is
classified as xerophytic grassland consisting of Guinea grass with emergent stands of
koa haole and an upper canopy of scattered kiawe trees. The vegetation of the project
site is dominated by Guinea grass, which covers approximately 90 percent of the
ground. No native plant communities exist on the property. Of the total 70 plant
species inventoried during the botanical survey, only six are native, of which two are
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 7
considered "possibly indigenous, and the remaining four are 'indigenous. All are
common lowland species and only two are found in significant numbers within the site.
The botanical survey found that native species constitute an inconsequential proportion
of the total vegetation and none are considered rare, endangered or threatened.
The applicant's Environmental Report states in summary that there is no
evidence found that any endemic or endangered species utilize the area, although it is
possible that the Hawaiian Hoary Bat may occasionally forage or roost on the property
and the Pueo and 'lo may occur at times in this area. 'lo are currently listed as an
endangered species and, like most predators, forage over a large area. No nests are
known to occur on the project site, thus no impact is likely and no further mitigation
measure beyond planned revegetation is necessary. With regard to cave invertebrates,
the single cave structure is located mauka of the project site at the approximately 260
foot elevation and measures 16 feet in length with a restricted opening. Development
is not expected to impact the cave site or any cave vertebrate that may be present
within the structure.
The applicant's Environmental Report states in summary that the property was
found to be situated within the Kona Field System. Many agricultural features
observed on the property include modified outcrops, terraces, a platform, walls, and
lithic scatter, two U-shaped walls, and mounds. The Great Wall of Kuakini which
extends along the makai boundary of the property is on the Hawaii State Register of
Historic Places. A total of 18 archaeological sites, comprised of 151 features, were
recorded. All of the 25 sites recorded are potentially significant for information and
content, and one site is significant for its traditional cultural value because of a known
human burial which is located at the approximately 260 foot elevation, mauka of the
project site. Six additional sites were listed as potentially significant because they had
been identified as possible burials. The appropriate treatment for the known burial
sites would be preservation 'as is' with no further work recommended. Nevertheless, a
condition will be included to require the notification of the Department of Land and
Natural Resources-Historic Preservation Division (DLNR-HPD) should archaeological
sites be encountered during the course of development. The Great Wall of Kuakini has
been recommended for inclusion into the National Register of Historic Places. In
addition, a condition is included requiring the applicant to comply with the
requirements of the DLNR-HPD prior to any land alteration activities. As such,
subject to certain mitigative measures, the subject site should not have any significant
archaeological impacts.
Portions of the property at the southwestern corner are located within the Keopu
Drainageway, Zone A, areas inundated by 100-year flood. The remainder of the
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 8
property is located within Zone X, area determined to be outside the 500-year flood
plain. Flood Zone "AE" affects a portion of the subject parcel as designated by the
Flood Insurance Rate Map (FIRM). All site improvements will be designed and
implemented pursuant to Chapter 27- Flood Control of the Hawaii County Code
(HCC).
Based on the above findings, approval of this change of zone request from
Agriculture (A-5a) to General Commercial (CG-20) zoned district would result in an
appropriate land use pattern that will further the necessity, convenience and welfare of
the general public.
For your favorable consideration, an amendment to Section 25-8-3, the North Kona Zone
Map, of the County Zoning Code is transmitted.
We are enclosing a copy of the application, a copy of the staff background, Department of
Transportation comments and additional comments by the applicant's consultant for your
information.
Sincerely,
Kevin M. Balog, Chairman
Planning Commission
LHDC03.PC
Enclosures
cc: Mr. Joseph H. Whitney
Mr. James Leonard
R. Ben Tsukazaki, Esq.
Department of Public Works
Department of Water Supply
Kazu Hayashida, Director/DOT-Highways, Honolulu
1 BHawai01.emm/rhy-08112/98
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
HAWAIIAN DEVELOPMENT CORPORATION
CHANGE OF ZONE APPLICATION tREZ 98-121
HAWAIIAN DEVELOPMENT CORPORATION has submitted an application for a
Change of Zone by changing the district classification from Agricultural (A-5a) to General
Commercial (CG-20) for approximately 17.060 acres of land. The property is located adjacent
to and on the east side of the Crossroads project, approximately 180 feet east of Henry Street,
Lanihau 2nd and Moeauoa 2nd, North Kona, Hawaii, TMK: 7-5-3: Portions of 6 & 7.
GENERAL INFORMATION
1. Land Ownership: Hawaiian Development Corporation is the owner of the subject
property.
2. June 22, 1998: The State Land Use Commission approved with conditions a portion,
approximately 432.91 acres of land, of the County of Hawaii's petitioned area of
955.78 acres for a State Land Use Boundary Amendment from Agricultural to Urban
District. The subject parcels 6 and 7, consisting of a total of 137.91 acres, are a
portion of the reclassified Urban district. (See Exhibit A - Conditions of Decision
and Order)
PROPOSED DEVELOPMENT
3. Request: The applicant is proposing a master planned commercial development.
4. Objectives: "The need for urban expansion and further commercial development has
been evaluated in the formulation of the proposed project. Recognizing the growing
development needs for the region, the Applicant seeks to provide the community with
further commercial and community service facilities which take advantage of the site's
positive physical and location] attributes.
"By targeting the project area for commercial development, the Applicant is seeking to
meet the urban expansion needs in a manner that is in concert with the long-range
community plans as expressed in the County General Plan and Kona Regional Plan.
The primary objectives of the M6hala Commercial Center include:
ATTAM. C-1016
(B-314)
• Creation of a high quality commercial and community service center that
complements that site and surrounding uses.
• Development of a project that is sensitive to the cultural, historic and
environmental conditions of the site and surrounding area.
• Providing for expanded commercial/retail services and employment
opportunities for the North Kona area in a manner that improves the economic
and social well-being of the community."
"The Conceptual Development Plan,... provides for approximately 150,000 square feet
of commercial space with larger commercial-retail outlets located near the project entry
complemented by smaller retail shops centered on a pedestrian mail. Potential users
include large retail outlets, specialty shops, restaurants, offices, theaters, day care
center and other community service facilities. It is envisioned that commercial 'pads'
will be provided for lease or sale according to the Preliminary Subdivision Plan.
"The plan is organized on a circulation system that provides for efficient ingress and
egress to all use areas and relates to the long-range circulation plans for the property.
Although specific plans for the applicant's property mauka of the project site have not
been developed at this time, future development in the remaining portions of the
M6hala project will consist primarily of residential uses. The circulation configuration
for the project site is based on a preliminary plan which is expected to be updated over
time as more detailed site information and program information of the specific uses are
known."
5. Supportive Information: The applicant has submitted the following in support of the
request:
(See Exhibit B - Letter dated July 6, 1998 and Change of Zone Application)
STATE AND COUNTY PLANS
6. SLUC: Urban
7. Hawau State Plan Consistency: Economic and Commercial objectives and policies.
8. General Plan Consistency: Economic, Land Use and Commercial elements goals,
policies and courses of action for North Kona.
-2-
9. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: High Density
Urban Development and Urban Expansion. High Density Urban Development allows
for commercial, multiple residential and related services (general and office
commercial; multiple residential - up to 87 units per acre), and Urban Expansion
allows for a mix of high density, medium density, low density, industrial and/or open
designations in areas where new settlements may be desirable.
10. Kona Regional Plan: The Kona Regional Plan land use concept map designates the
subject area for General Commercial uses.
11. Kailua Village Special District: Not Applicable.
12. Keahole to Kailua Plan: The property is outside the study area of the Keahole to
Kailua Development Plan. However, the land use plan does identify the property for
Urban Expansion.
13. County Zoning: The property is currently zoned Agricultural-5 acre (A-5a).
14. SMA: The property is not situated within the Special Management Area.
DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA
15. Property: The subject parcels has a total area of approximately 137.91 acres of which
17.060 acres are proposed for rezoning. The property is rectangular shaped. The site
is located adjacent to the Crossroads development, mauka of Queen Ka'ahumanu
Highway and approximately 180 feet east of Henry Street. The property is vacant of
any structures. The Great Wall of Kuakini extends along the western boundary
between the project site and the adjacent Crossroads development.
16. Surrounding Zoning/Land Uses: Lands in the vicinity of the project area are zoned
CG-20, A-5a and RS-7.5. The Crossroads development is situated to the west; a single
family dwelling, baseyard, and the Queen Liliuokalani Trust lands are to the north; to
the southwest is the Lanihau Shopping Center; and to the east and south is a vacant
parcel and Malulani Gardens Subdivision.
17. FIRM: Portions of the property at the southwestern comer are located within the
Keopu Drainageway, Zone A, areas inundated by 100-year flood. The remainder of
-3-
J
the property is located within Zone X, area determined to be outside the 500-year flood
plain.
18. ALISH System: Unclassified.
19. USDA Soil Survey Report: The are two types of soils on the subject property:
1) Waiaha extremely stony silt loam (WHC). This consists of shallow, well-drained
silt loams that formed in volcanic ash. The surface layer is very dark brown extremely
stony silt loam about 4 inches thick. The subsoil is dark brown very stony silt loams
about 14 inches thick. The substratum is pahoehoe lava bedrock. Permeability is
moderately rapid, runoff is slow, and the erosion hazard is slight.
2) Punaluu extremely rocky peat (rPYD): This consists of well-drained thin organic
soils over pahoehoe lava bedrock. The surface layer is black peat about 4 inches thick.
It is underlain by pahoehoe lava bedrock. This soil is medium acid. The peat is
rapidly permeable, although water moves rapidly through the cracks. Runoff is slow,
and the erosion hazard is slight. This soil is used for pasture.
20. Land Study Bureau: The Land Study Bureau's overall master productivity rating for
agricultural use is Class "E" or Poor.
21. Flora Resources: The applicant's Environmental Report states in summary that the
area is classified as xerophytic grassland consisting of Guinea grass with emergent
stands of koa haole and an upper canopy of scattered kiawe trees. The vegetation of
the project site is dominated by Guinea grass, which covers approximately 90 percent
of the ground. No native plant communities exist on the property. Of the total 70
plant species inventoried during the botanical survey, only six are native, of which two
are considered `possibly indigenous, and the remaining four are `indigenous'. All are
common lowland species and only two are found in significant numbers within the site.
The botanical survey found that native species constitute an inconsequential proportion
of the total vegetation and none are considered rare, endangered or threatened.
22. Fauna Resources: The applicant's Environmental Report states in summary that there
is no evidence found that any endemic or endangered species utilize the area, although
it is possible that the Hawaiian Hoary Bat may occasionally forage or roost on the
-4-
a
property and the Pueo and Jo may occur at times in this area. 'lo are currently listed
as an endangered species and, like most predators, forage over a large area. No nests
are known to occur on the project site, thus no impact is likely and no further
mitigation measure beyond planned revegetation is necessary. With regard to cave
invertebrates, the single cave structure is located mauka of the project site at the
approximately 260-foot elevation and measures 16 feet in length with a restricted
opening. Development is not expected to impact the cave site or any cave vertebrate
that may be present within the structure.
23. Archaeological Resources: The applicant's Environmental Report states in summary
that the property was found to be situated within the Kona Field System. Many
agricultural features observed on the property include modified outcrops, terraces, a
platform, walls, and lithic scatter, two U-shaped walls, and mounds. The Great Wall
of Kuakini which extends along the makki boundary of the property is on the Hawaii
State Register of Historic Places. A total of 18 archaeological sites, comprised of 151
features, were recorded. All of the 25 sites recorded are potentially significant for
information and content, and one site is significant for its traditional cultural value
because of a known human burial which is located at the approximately 260 foot
elevation, mauka of the project site. Six additional sites were listed as potentially
significant because they had been identified as possible burials. The appropriate
treatment for the known burial sites would be preservation `as is' with no further work
recommended. Nevertheless, a condition will be included to require the notification of
the Department of Land and Natural Resources-Historic Preservation Division
(DLNR-HPD) should archaeological sites be encountered during the course of
development. Mitigative measures as recommended by the consulting archaeologist
and the DLNR-HPD will be required prior to any land alteration activities.
PUBLIC UTILITIES AND SERVICES
24. Access: Access to the proposed development would be from an existing 60-foot
right-of-way, Road A, which was constructed with curbs, gutter and sidewalk
improvements as part of the Crossroads development. Said Road A is located at the
-5-
intersection with Henry Street and the entrance to Wal-Mart and consist of traffic
signalization and turning lanes. Henry Street has an 80-foot right-of-way with curbs,
gutter and sidewalk improvements. The applicant proposes to extent Road A with a
breach to the Great Wall of Kuakini and through the proposed development with a 36-
foot wide right-of-way with curbs, gutters and sidewalks. It should be noted that a
breach to the Great Wall of Kuakini was acceptable to the Department of Land Natural
Resources-Historic Preservation Division. This two lane road will include a center
lane to accommodate left turns into project driveways and parking lots, and will have
no on street parking. A Traffic Impact Analysis Study was completed for the proposed
project and submitted to the Department of Public Works for review and comment.
The applicant will make all improvements recommended by the Traffic Impact Analysis
report.
25. Water: Water is provided by an existing 12- inch water line along Henry Street.
26. Wastewater: The applicant proposes to tie into the County's Kealakehe Wastewater
Treatment Facility.
27. Utilities: Electrical and telephone service will be made available to the property.
AGENCIES' COMMENTS
28. Real Property Tax Office (June 23, 1998 Letter):
"The above referenced parcels have received a preferential agricultural use assessment for
least the last ten years and as such are subject to rollback taxes upon rezoning from
agricultural to urban or rural or subdivision into parcel sizes of five acres or less."
29. Kona Soil and Water Conservation District (July 19, 1998 Letter):
"SLU 98-2/REZ 98-12: As stated portions of this project are located in the
Keopu/Hienaloli Flood channels described in the North Kona Flood Plain Management
Study document. Care should be taken to avoid the ill defined flood ways in the project
vicinity. Additionally, care should be exercised in the design and construction of dry
wells to insure their desired function and continued reliability to retain site runoff
generated after construction of impervious surfaces.
"Soils information contained in the old Soil Conservation Service (now Natural Resources
Conservation Service NRCS) Soils Survey Manual that was used to determine percolation
-6-
rates and runoff curve numbers may not be accurate. A revision of the survey is presently
underway using more up to date mapping technology and information. Special site tests
should be accomplished by developers to verify information."
Applicant's Response - (See Exhibit C - August 7, 1998 Letter)
30. Department of Land and Natural Resources-Land Division (July 21, 1998 Memo):
"Thank you for the opportunity to review the State Land Use Boundary Amendment and
Change of Zone Application for the subject project. Although we have no comments to
offer at this time, please keep us informed of this project."
Department of Land and Natural Resources-Land Division: (See Exhibit D - July 24,
1998 Memo, August 10, 1998 Letter; and Applicant's Response - August 7, 1998
Letter)
31. Department of Public Works: (See Exhibit E - July 24, 1998 Memo)
32. Department of Water Supply: (See Exhibit F - June 19, 1998, July 30, 1998; and
Applicant's Response - August 7, 1998 Letter)
33. Police Department: (See Exhibit G - June 25, 1998, July 27, 1998 Memos; and
Applicant's Response - July 30, 1998 Letter)
34. Fire Department: (See Exhibit H - July 22, 1998 Memo, and Applicant's Response -
July 30, 1998 Letter)
35. Land Use Commission: (See Exhibit I - June 22, 1998, July 20, 1998 Letters; and
Applicant's Response - July 30, 1998 Letter)
36. Department of Land and Natural Resources-Historic Preservation Division:
(See Exhibit J - June 24, 1998 and July 24, 1998 Letters)
37. Department of Health: (See Exhibit K - June 24, 1998 Memo; and Applicant's
Response - July 30, 1998 Letter)
AGENCIES - NO RESPONSE
38. Department of Transportation, HELCO, and Department of Agriculture
PUBLIC COMMENTS
39. The Department has not received any comments or objections from the public or adjacent
land owners on the subject application.
-7-
• 9
R J~l~~r
BEFORE THE LAND USE COMMISSION C / pry 1
OF THE STATE OF HAWAII
In the Matter of the Petition of ) DOCKET NO. A94-705
COUNTY OF HAWAII ) FINDINGS OF FACT,
PLANNING DEPARTMENT ) CONCLUSIONS OF LAW, AND
DECISION AND ORDER
To Amend the Agricultural Land Use )
District Boundary into the Urban )
Land Use District for Approximately )
955.78 Acres at Keahuolu through ) is to rertlfy that this Is a true and correct
Keauhou, North Kona, Island of ) - ` I t ? °C!s^n c,a Order on file in Me offiC:
Hawaii, State of Hawaii, Tax Map ) of Me StateL2acUsL,. !!^^ra!!tH°
Key No.: 7-4-08: por. 1; 7-5-03: 6, ) JUN 2 2 1998 b L
7, 23; 7-5-10: 5; 7-5-17: 1, 19; ) Owe by
7-6-13: 9; 7-7-04: por. 2, 56; ) Ei(eCUtiYO
7-7-07: 41; 7-7-08: por. 27, 99, )
105; 7-8-10: por. 29, and por. 30. ) z y
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FINDINGS OF FACT,
CONCLUSIONS OF LAW, AND DECISION AND ORDER
EXHIBIT
DECISION AND ORDER
IT IS HEREBY ORDERED that a portion of the Petition
Area being the subject of this Docket No. A94-705 filed by the
county of Hawaii Planning Department, comprised of a total of
approximately 432.91 acres situated in the land divisions from
Keahuolu to Keauhou, North Kona, Island, County and State of
Hawaii, identified as Hawaii Tax Map Key Nos. 7-4-08: portion of
1; 7-5-03: 6, 7; and 7-8-10: portion of 29 and portion of 30, for
reclassification from the State Land Use Agricultural District to
the State Land Use Urban District, and approximately shown in
Exhibit "A" attached hereto and incorporated herein by reference,
shall be and is hereby approved, and the State Land Use District
Boundaries shall be amended accordingly, subject to the following
conditions:
1. Provided that the land uses proposed generate the
need for such facilities, Petitioner, developers and/or
landowners of the affected properties, on an individual or
collective basis, shall provide or cause to provide affordable
housing opportunities for low, low-moderate, and gap group income
residents of the State of Hawaii to the satisfaction of the
County of Hawaii. The location and distribution of the
affordable housing or other provisions for affordable housing
shall be under such terms as may be mutually agreeable between
the developers and/or landowners and the County of Hawaii.
2. Provided that the land uses proposed generate the
need for such facilities, Petitioner shall ensure that the
developers and landowners of the affected properties and their
-50-
successors and assigns contribute to the development, funding,
and/or construction of public school facilities on a fair share
basis as determined by and to the satisfaction of the State
Department of Education. Petitioner shall ensure that a written
agreement between the affected developers and/or landowners,
their successors and assigns, and the Department of Education
setting forth the contribution and timing of contributions is
on-going as part of the County rezoning process and is fully
executed prior to the County issuing any building permits.
3. Provided that the land uses proposed generate the
need for such facilities, Petitioner shall ensure that the
developers and/or landowners of the affected properties
participate in the funding and construction of adequate
wastewater transmission and disposal facilities, on a fair share
basis, as determined by the County of Hawaii Department of Public
Works (DPW) and the State Department of Health (DOH). Developer
and/or landowner participation shall also be in compliance with
conditions of approval of County zoning or determined prior to
applying for County building permits if county rezoning is not
required.
4. Petitioner shall ensure that the developers and/or
landowners of the affected properties each submit for review by
and receive approval from the State Department of Transportation
(DOT) and the County of Hawaii DPW a Traffic Impact Analysis
Report (TIAR), prior to the County approval of a rezoning
application for each affected property or prior to applying for
county building permits if rezoning is not required. The TIAR
-51-
shall identify the traffic impacts attributable to the proposed
development and recommend proposed mitigation measures. The
report should also reflect the latest planning efforts for
transportation (i.e., the conditions, assumptions, and findings
for the upcoming Hawaii Land Transportation Plan). Based on an
analysis of traffic-related impacts, Petitioner shall ensure that
the developers and/or landowners also participate, on a fair
share basis, in the funding and construction of local and
regional transportation improvements and programs, including
dedication of rights-of-way as determined by the State DOT and
the County of Hawaii DPW.
5. Petitioner shall ensure that the developers and/or
landowners of the affected properties, on a fair share basis,
fund and construct adequate civil defense measures as determined
by the County and State Civil Defense agencies as part of the
development of the affected properties.
6. The findings of the archaeological inventory
surveys prepared by the developers and/or landowners of each
affected property shall be submitted to the State Department of
Land and Natural Resources, State Historic Preservation Division
(SHPD) in report format for adequacy review. Prior to making a
decision on the County rezoning or permit application for each
property, the County agency shall receive in writing from SHPD
verification that the survey report is acceptable, that
significance evaluations are acceptable, and that the mitigation
commitments are acceptable.
-52-
7. If significant historic sites, including trails
and railroad right-of-ways, are present, the developers and/or
landowners of each affected property shall submit a detailed
historic preservation mitigation plan for review by SHPD. This
plan may include preservation and/or archaeological data recovery
subplans (detailed scopes of work). SHPD must approve this plan
before any land alteration can occur on the project area. SHPD
must also verify in writing to the County agency approving the
permit that the plan has been successfully executed, prior to any
land alteration.
8. Should any previously unidentified burials,
archaeological or historic sites such as artifacts, marine shell
concentrations, charcoal deposits, or stone platforms, pavings or
walls be found, the developers and/or landowners of the affected
properties shall stop work in the immediate vicinity and SHPD
shall be notified immediately. Subsequent work shall proceed
upon an archaeological clearance from SHPD when it finds that
mitigative measures have been implemented to their satisfaction.
9. Petitioner, developers and/or landowners of the
affected properties shall notify all prospective buyers of the
property of the potential odor, noise and dust pollution if there
are any Agricultural District lands surrounding the affected
properties.
10. Petitioner, developers and/or landowners of the
affected properties shall notify all prospective buyers of
property that the Hawaii Right-to-Farm Act, Chapter 165, Hawaii
Revised Statutes, limits the circumstances under which
-53-
pre-existing farm activities may be deemed a nuisance if there
are any Agricultural District lands surrounding the affected
properties.
11. Provided that the land uses proposed generate the
need for such facilities, Petitioner shall ensure that the
developers and/or landowners of the affected properties fund on a
fair share basis, the design and construction of drainage
improvements required as a result of the development of the
affected properties to the satisfaction of the appropriate State
and County agencies. Petitioner shall ensure that the developers
and/or landowners also participate, on a fair share basis, in
other drainage improvement programs in the area as determined by
the County of Hawaii DPW.
12. Petitioner shall ensure that the developers and/or
landowners participate on a fair share basis in the funding and
construction of adequate water source, storage, and transmission
facilities and improvements to accommodate the proposed
project(s). Water transmission facilities and improvements shall
be coordinated and approved by appropriate State and County
agencies. Petitioner shall transmit to the County of Hawaii DWS
any changes in water demand forecasts and in water development
plans to supply the proposed projects.
13. Petitioner shall timely provide without any prior
notice, annual reports to the Land Use Commission and the Office
of Planning, in connection with the status of the affected
properties and the developers' and/or landowners' progress in
complying with the conditions imposed herein. The annual report
-54-
shall be submitted in a form prescribed by the Executive Officer
of the Commission.
14. The Commission may fully or partially release
these conditions provided herein as to all or any portion of the
affected properties upon timely motion and upon the provision of
adequate assurance of satisfaction of these conditions by the
developers and/or landowners of the affected properties.
15. Within seven (7) days of the issuance of the
commission's Decision and Order for the subject reclassification,
Petitioner shall: (a) record with the State Bureau of
Conveyances a statement that the properties are subject to
conditions imposed by the Commission in the reclassification of
the affected properties; and (b) file a copy of such recorded
statement with the Commission.
16. Petitioner, shall ensure that the conditions
imposed herein by the Commission are recorded with the Bureau of
Conveyances pursuant to Section 15-15-92, Hawaii Administrative
Rules.
17. Petitioner, landowner/developer, their successors
and assigns shall ensure that development of the reclassified
area is in substantial compliance with the representations made
before the Land Use Commission. Failure of Petitioner,
landowner/developer, their successors and assigns to ensure
substantial compliance may result in reversion of the
reclassified area to its former land use classification, or
change to a more appropriate classification.
-55-
18. Petitioner, landowner/developer, their successors
and assigns shall give notice to the Land Use commission of any
intent to sell, lease, assign, place in trust, or otherwise
voluntarily alter the ownership interest in the reclassified area
prior to the visible commencement of construction.
IT IS HEREBY FURTHER ORDERED that the remainder of the
Petition Area, as amended, consisting of approximately 522.87
acres, and identified as Tax Map Key Nos.: 7-5-03: 23; 7-5-10: 5;
7-5-17: 1 & 19; 7-6-13: 9; 7-7-04: portion of 2 & 56; 7-7-07: 41;
7-7-08: portion of 27, 99, and 105, shall remain within the State
Land Use Agricultural District.
-56-
Done at Honolulu, Hawaii, this 22nd day of June 1998,
per motion on June 18, 1998.
LAND USE COMMISSION
STATE OF HAWAII
BY
UP K. C HUN
Chairperson and Commissioner
By (opposed)
M. CASEY JARMAN
Vice Chairperson and Commissioner
By
LAWRENCE N.C
Vice Chairper on and Commissioner
By (absent)
P. ROY CATALANI
Commissioner
BY - 2E~~
ISAAC FIESTA, JR.
Commissioner
By (absent)
HERBERT S. KAOPUA, SR.
Commissio e'er
By A CV44
MERLE K. KELAI
Commis 'oner
Filed and effective on By _~01. rj-, ~
June 22 1998 JOANN N. MATTSON
Commissioner
certified by: )
By
Executive Officer PETER YUKIMURA
Commissioner
-57-
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A94-705 /COUNTY OF HAWAIll PLANNING DEPARTMENT
LOCATION MAP
® Approved Aroa - 7 Map Key No.: 7-408: por.1; 7.5.03: 8.7; T.
7 8 10: por. 29, por. 30
? Domed Ama - Tax Map Key No.: 7-543: 23; 7-5-10: 5; 7.6-17:1,
19; 71.13: 9; 7-7.04: pot $ 58; 7-7-07.41;
7-7-08: por. 27, 99,105
K dua - Keauhou, South Kona, HawN'i
EXHIBIT "A"
BEFORE THE LAND USE COMMISSION
OF THE STATE OF HAWAII
In the Matter of the Petition of ) DOCKET NO. A94-705
COUNTY OF HAWAII ) CERTIFICATE OF SERVICE
PLANNING DEPARTMENT )
To Amend the Agricultural Land Use )
District Boundary into the Urban )
Land Use District for Approximately )
955.78 Acres at Keahuolu through )
Keauhou, North Kona, Island of )
Hawaii, State of Hawaii, Tax Map )
Key No.: 7-4-08: por. 1; 7-5-03: 6, )
7, 23; 7-5-10: 5; 7-5-17: 1, 19; )
7-6-13: 9; 7-7-04: por. 2, 56; )
7-7-07: 41; 7-7-08: por. 27, 99, )
105; 7-8-10: por. 29, and por. 30. )
CERTIFICATE OF SERVICE
I hereby certify that a copy of the Findings of Fact,
Conclusions of Law, and Decision and Order was served upon the
following by either hand delivery or depositing the same in the
U. S. Postal Service by certified mail:
RICHARD EGGED, JR., Director
DEL. Office of State Planning
P. O. Box 2359
Honolulu, Hawaii 96804-2359
VIRGINIA GOLDSTEIN, Planning Director
CERT. Planning Department, County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
RICHARD D. WURDEMAN, ESQ.
CERT. Office of the Corporation Counsel
County of Hawaii
101 Aupuni Street, Suite 325
Hilo, Hawaii 96720
BENJAMIN A. KUDO, ESQ.
Attorney for Intervenor Liliuokalani Trust
CERT. Dwyer Imanaka Schraff Kudo Meyer & Fujimoto
900 Fort Street, Suite 1800
Honolulu, Hawaii 96813
ERIC T. MAEHARA, ESQ.
Attorney for Intervenor Hawaiian Development
CERT. Corporation
Grosvenor Center, Suite 2530
737 Bishop Street
Honolulu, Hawaii 96813
STEVEN S.C. LIM, ESQ.
Attorney for Intervenor Kamehameha Investment
CERT. Corporation
Carlsmith Law Firm
121 Waianuenue Avenue
Hilo, Hawaii 96720
JUDITH GRAHAM
CERT. Representing Intervenor E Mau Na Ala Hele
P. 0. Box 6384
Kamuela, Hawaii 96743
DATED: Honolulu, Hawaii, this 22nd day of June 1998.
ESTHER UEDA
Executive Officer
-2-
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'QR AL 7 Pik 1 99
1ASII PLANNING
LANDS(APE AR(:n ITECTI'RE
IR()NNISTAI. STI DIES I . . i. .
LU.nf~ I wl ~~n 11 h\I~
July 6, 1998
Ms. Virginia Goldstein, Director
Planning Department
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
SUBJECT: AMENDMENT REQUEST
CHANGE OF ZONE APPLICATION (REZ 98-2)
APPLICANT : HAWAIIAN DEVELOPMENT CORPORATION
TAX MAP KEY: 7-5-3:6 & 7
Dear Ms. Goldstein;
On behalf of Hawaiian Development Corporation, this is to request an amendment to the previously
submitted Change of Zone application for the Mohala Commercial Village Project.
With the recent approval by the State Land Use Commission (SLUC) of the County initiated District
Boundary Amendment Petition (Docket A94-70fipthe subject property was among those properties
reclassified from the Agricultural to Urban District. This action by the SLUC effectively rendered
moot the State Land Use District Boundary Amendment Petition which was submitted concurrently
with the subject application for an approximately 14.96 acre portion of the property. This petition
will be withdrawn shortly pursuant to a letter request which you will receive from Ben Tsukazaki,
Attorney for Hawaiian Development Corporation.
With the recent urbanization of the full property, the applicant now seeks to amend the previous
application by expanding the petition area from 14.96 acres to approximately 17 acres. In that the
preliminary engineering and traffic impact analysis reports submitted with the application were
prepared on the basis of a maximum potential development of 150,000 square feet of commercial and
retail uses, and the expanded development program will remain less than this planning parameter, no
additional impacts to the project infrastructure requirements are anticipated beyond those described
in the initial application. Additionally, the adjustment to the mauka boundary will not significantly
affect the environmental impacts or, conversely, the proposed mitigation measures as described in the
Background and Environmental Report submitted with the application. Therefore, the assessment of
environmental and technical issues, as addressed in the Report remains unchanged.
EXHIBIT
I a I-
Wtn. Frank Brandt • Thomas S. Witten • R. Stan Duncan • Russell Y.J. Chung f~ .s-~
HONOLULU OFFICE U G33W
I(su ISISIIOP Sl REET. PACIFIC'FOH'ER. SUITE 630. HO\OIA'LI. H:\FC.\II WHI:'..'ti'19
TF:LEPHO]E: (HDH) 5°_4B(iSl Eas, UNIHI 52:"409 6Ne11 I blh.m'Aolu. nrl
U X11.1 RI OFFICE I IILn OFFICE
2121 ti\OHL SFREFI.\F\ILt' RI'. IIAn'AII 9IiiD3lgui 101 .\11'1SI%I REST. 11110 L%(;00\(:1\'F1R. A' Il' Laln Illlal. HM\1196151.1'176
Ms. Virginia Goldstein, Director
RE: AMENDMENT REQUEST CHANGE OF ZONE APPLICATION (REZ 98-2)
APPLICANT : HAWAIIAN DEVELOPMENT CORPORATION
TAX MAP KEY: 7-5-3:6 & 7
Page 2
We have enclosed for your reference twenty copies of this letter with an updated Location Map,
Conceptual Site Plan, and Preliminary Subdivision Plan showing the revised project boundary and site
layout. Also enclosed is a revised zoning description for the proposed project from a registered
surveyor, including the following:
• On (1) original vellum map showing the proposed zoning change (from Agriculture A-5a to
General Commercial CG-20)
• One (1) full-scale print of the Change of Zone map
• Twenty (20) reduced (81/2"X11 prints of the Change of Zone map
• A computer diskette with the map description (CADD file)
• A computer diskette with the text description (WordPerfect 6.0 format)
Also, please note a typographic error in our initial application which identified the applicant as Hawaii
Development Corporation. This should be corrected to read: Hawaiian Development Corporation.
Should you have any questions or require additional information regarding the subject application or
amendment request, please contact either myself (961-3333) or Mr. Ben Tsukazaki at Menezes,
Tsukazaki, Yeh and Moore (961-0055).
Sincerely, 110 I'l 11 1,
J es M. Leonard, AICP
anaging Director
PBR HAWAII - Hilo Office
Enclosures.
cc: J. Whitney
R.Wheelock
B.Tsukazaki
F. Brandt
KEAHOLE aT y ` •rs T aL 1 t( 11 (`l',~ ly1, - .frti~=a->
1 I ts. S } 5 1 ( ~4tt i~I I JJ `Iy~ r -3S
KEAHOLE AIR T I r? , ; _ _ t 4 f, ' f k!,.1 1 7 44'
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1y 1 [p\ 1 1~ I \.f \ 1 F.
SAY
Whale Property \ 1 \d ,y "
PROJECT SITE ht `lltT "
KAILUA-KONK(! LIP' I
KAIIUA BA . ~
KA UELA
1 ^ I Ni Y~ 1Yl ^"~t,1 5 t ~T i
1 ti 7
AREA 1` i f P d' t
pNAA ENLARGED ~t
ABOVE
KEALWU SAS
I ~~r
NAALEHU
ISLAND OF HAWAII
NO SCALE
FIGURE 1
Regional Location Map
MOHALA COMMERCIAL VILLAGE
0 4000 8000
Source: USGS, 1982 m VIM FEET May 1998®
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COUNTY OF HAWAII
PLANNING DEPARTMENT
CHANGE OF ZONE APPLICATION
(Type or legibly print the requested information)
APPLICANT: Hawaii Dev 1 nt Co1poration
APPLICANT'S siGNATuRLQJ_A,_~LX Le DATE:
J seph H. they, Its President
ADDRESS: 700 BISHOP STREET, SUITE 1000
HONOLULU. HAWAII 96813
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Jose h H. Whitney
(IM rrcv Pa
PHONE:(Bus.) (808)599-5720 (Res.) (Fax)~808Z526-9537
LANDOWNER(S): SAME AS APPLICANT
LANDOWNER SIGNATURE(S): DATE:
(May by letter)
LANDOWNER(S) ADDRESS: SAME AS ABOVE
REQUEST: Agricultural (A-5a) TO: General Commercial (CG-20)
TAX MAP KEY: Portions of (3)7-5-03:06 AND 07
STREET ADDRESS OF PROPERTY: N/A
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONE: 14.96 Acres :f:
AGENT: PBR Hawaii - Hilo
ADDRESS: Attn: James M. Leonard. AICP
101 A puni Street, Suite 310
Hilo. Hawaii 96720
TELEPHONE: (Bus.) 961-3333 (Res.) (Fax) 961-4989
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Applicant COPIES: 1. James Leonard - PBR Hawaii
@ 101 Aupuni Street, Suite 310
Hilo, Hawaii 96720
2. Ben Tsukazaki, Esq.
@ 100 Pauahi Street, Suite 204
Milo, Hawaii 96720
ATTACHMENT
Commercial, W Resort, & Industrial
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
I. If your request is approved, do you intend to subdivide the subject land in
accordance with the approved change of zone?
Yes
If yes, please answers the rest of question I and then to question 3.
a. How may acres of the requested area do you intend to subdivide?
14.96 ± acres
b. Into what lot sizes?
20,000 sq/ft +
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?
12 months
if you intend to subdivide, please submit a preliminary schematic subdivision
plan together with you change of zone application form.
2. If you have no firm plans of subdividing the subject area, do you intend to:
N/A
a. Sell or lease the land to someone who has firm plans?
b. Sell or lease the land to someone who has tentative plans?
C. Sell or lease the land to someone who has no plans?
d. Keep it?
e. Other (Please state)
f. If you intend to do either a, b, or c, please elaborate on the kind of
plans the other party has. Please, also include in you answer
approximately how soon after approval of your rezoning do you
expect to transfer the subject land to another party.
3. What specific building plans do you have for the subject land? Include in your
answer the following: type of building (apartment, office, launderette, etc.),
financing arrangement; timetable for construction; and any other information
which you feel might help us in evaluating your request.
The applicant anticipates a mix of large commercial, retail and service
oriented businesses under lease agreement or pad sale to owner/users.
Following the requested regulatory approvals, which are anticipate to take
eight to ten months, construction is expected to commence within two
years.
4. Have you performed any study which would demonstrate a need for your
proposed building and/or development?
Yes
If so, please elaborate on your findings in the space provide below.
The applicants own marketing assessment indicates:
1) there is currently a shortage of suitable commercially-zoned, fee.
simple properties in the Kailua-Kona area; and
2) the project site benefits from favorable site locational and regulatory
characteristics which make it ideally suited for the proposed use.
5. Have you performed any study which discusses the environmental impacts
your request would have on the surrounding area and/or the County?
Yes
If so, please elaborate on your findings in the space provide below.
The enclosed County Environmental Report has been prepared meeting the
requirements of Section 25-2-42 of the Hawaii County Code.
6. Are there any buildings on the subject area?
No
If so what kind?
What do you intend to do with those buildings if you request is approved?
N/A
7. Is the subject land currently being use for any agricultural activity?
Yes
If so, please list the lands of products grown and on how many square feet or
acres of land per product.
The site is used intermittently for cattle grazing.
8. To your knowledge, has there been any flooding and/or drainage problem on
the subject area?
No
If so, please describe the problem.
Section 2.1.8.6 and Appendix D (Engineering Report) of the attached
County Environmental Report provides a detailed description of the
existing drainage characteristic of the property and proposed drainage
system improvements.
9. Do you think that the roads leading to the subject area needs improvements?
No
If so, what kind?
The extension of Henry Street and Road °A° leading to the project site
were recently completed concurrent with the development of the adjacent
Crossroads commercial project and are adequate to meet the needs of the
proposed project.
Is the road adequate for the proposed traffic volume or load?
Yes
Near term improvements are planned by the State DOT to Queen
ICaahumanu Highway and the Henry Street intersection which will mitigate
the currently conjested conditions at this intersection.
10. What sort of governmental assistance and /or improvements do you feel will
be needed in the subject area when developed?
Yes No
a. Schools XX
b. Roads XX
C. Sewer XX
d. Drainage XX
e. Police Protection XX
f. Fire Protection XX
g. Recreational Facilities XX
h. Public Utilities XX
i. Other
For those checked "yes," please elaborate what type or kinds of improvements
and/or assistance are needed.
Planning for the project will need to be coordinated with the County to
insure that police and fire protective services provided in the area are
extended to the project site at the time of development.
Extension of public utilities (sewer, water, power, telephone CATV) to the
project site. Based on the Engineering Report (Appendix D) prepared for
the project, County and public utilities systems in the area appear to
adequate to service the project.
11. Have you performed any historic sites study and/or survey of the subject area?
If so, what were the results? Please, also, submit a copy of the study together
with this change of zone supplement.
Yes
An Archaeological Inventory Survey Report, which has been reviewed and
approved by DLNR Historic Sites Preservation Division, is included as
Appendix C to the enclosed County Environmental Report.
Signature:
Address: qHaii Development Coro.
700 Bishop Street. Suite 100
Honolulu. Hawaii 96813
Telephone: (808) 526-9537
Date: S -K-9 rs
I
l
MOHALA COMMERCIAL VILLAGE
BACKGROUND
! SZ
ENVIRONMENTAL REPORT
Mohaia: To appear clear as a bright light;
opening up like a blossom;
shining forth)
Prepared for:
Hawaii Development Corporation
Prepared by:
PBR Hawaii
May 1998
From Place Names of Hawaii. Mary Kawena Pukui, et al. Interpreted by Edith McKensie, Genealogist, and by
Margaret Spinney, a kupuna who is the 12th generation of her family from Kalaoa-Kona.
j Mohala
Environmental Report Outline
1.0 PROJECT DESCRIPTION 2
1.1 Summary of Request 2
1.2 Project Objectives 3
1.3 Development Program 3
1.4 Development Timetable 4
1.5 Estimated Infrastructure Costs 5
2.0 DESCRIPTION OF THE AFFECTED ENVIRONMENT 6
j 2.1 Physical Environment 6
j 2.1.1 Physiography and Climate . 6
2.1.2 Geology and Soils 6
Detailed Land Classification 6
Soil Survey .......................................7
Agriculture Lands of Importance to the State of Hawaii 7
Agriculture .......................................7
2.1.3 Flora and Fauna 7
Flora ............................................7
Fauna ...........................................8
2.1.4 Historic and Archaeological Site 9
! 2.1.5 Natural Hazards
2.1.6 Air and Noise Quality 12
Air Quality ......................................12
Noise Quality 12
2.1.7 Scenic and Visual Resources 13
2.1.8 Public Services and Engineering Requirements 13
2.1.8.1 Schools 13
2.1.8.2 Parks and Recreation 14
2.1.8.3 Medical Service 14
2.1.8.4 Police/Fire Services 15
Fire Service 15
Police Service 15
2.1.8.5 Water System 15
2.1.8.6 Drainage System 16
2.1.8.7 Sewerage System 17
2.1.8.8 Solid Waste Disposal 17
2.1.8.9 Electrical, Telephone and Cable Services 18
2.1.8.10 Vehicular Circulation/Traffic 19
I 3.0 CONFORMANCE WITH STATE AND COUNTY PLANS 20
3.1 Chapter 205, Hawaii Revised Statues, HRS; Land Use
Commission ............................................20
3.2 Hawaii State Plan 23
I 3.3 Chapter 343, Hawaii Revised Statutes, HRS; Environmental
Impact Statement Regulations 24
3.4 General Plan for the County of Hawaii 25
3.5 County Zoning ..........................................28
3.6 Hawaii Coastal Zone Management Program 28
3.7 Kona Regional Plan ......................................28
4.0 ENVIRONMENTAL ASSESSMENT AND ANALYSIS 29
4.1 Relationship Between Local Short-term Uses of Environmental
And Maintenance And Enhancement of Long-term Productivity 29
4.2 Mitigative Measures Proposed to Avoid, Minimize, Rectify or
Reduce Impact ..........................................29
4.3 Alternatives to the Proposed Development 30
4.4 Irreversible and Irretrievable Commitments of Natural Resources
{ That Would Be Involved If Proposed Action Implemented 32
i
5.0 AGENCIES CONTACTED 33
' 6.0 REFERENCES 34
1
1
MOI IALA ENVIRONMENTAL REPORT
i 1.0 PROJECT DESCRIPTION
1.1 SUMMARY OF REQUEST
Hawaii Development Corporation (hereafter referred to as the "Applicant") seeks a
Change of Zone from the current Agricultural (A-5a) to Commercial (CG-20)
designation for an approximately 14.9 acre site location in the North Kona District,
Kailua-Kona, Hawaii. The proposed Change of Zone is being requested to allow for a
commercial center which can provide for a mix of retail, commercial and community
service facilities to meet the growing needs of the local community. The site is located
adjacent to the Crossroads development, mauka of Queen Ka`ahumanu Highway and
approximately 2,000 feet south of the intersection of Palani Road and Queen
J Ka'ahumanu Highway. Access to the site would be provided by a roadway extending to
Henry Street. The Great Wall of Kualdni extends along the makai boundary between
the project site and the adjacent Crossroads property. The location and regional context
of the project area is shown in Figure 1, and Table 1 shows the land use status of the
project lands.
TABLE 1: LAND USE STATUS
Tax Map Key: Portions of 7-5-3:06 and 07
State Land Use: Agriculture
County General Plan (LUPAG) High Density Urban Development
1 Urban Expansion
Hawaii County Zoning Agricultural (A-5a)
County Special Management Area: N/A
The subject property is presently designated for Urban Expansion and High Density
Urban uses on the Land Use Pattern Allocation Guide (LUPAG) Map of the County
General Plan. As such, an amendment to the County General Plan is not required for
the proposed use. In addition, the project site is situated in an area designated for
general commercial use on the Kona Regional Plan.
The project area is also within the general area centering in Kailua-Kona, that is
proposed by the County for urbanization. In that the timing of the County initiated
State Land Use Boundary Amendment (SLUBA) Petition, a SLUBA application seeking
to designate the approximately 14.96 acre project area as part of the State Land Use
Urban District is being submitted to the County concurrent with the Change of Zone
Application.
SECTION l: Project Description Page 2
KEAHoLE pY _ a .r 7` a 4. VL f yy / - \t+i*r ,.-d..-
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Mohela Property r \ ' `..:3 ~ ' \ ~ ~1` ~ i - \ ~ ~ 1
PROJECT SITE _ \ `l~-t 4 , ; •y `
10
KAILIIA-KO lulc
KAILUIA
KA AUELA
HILD
KAILUA AREA r' Y J . r a
KONA ENLARGED ,r s
ABOVE
KEAIkgU ~T 1 1 y -
y, \ ~ 1.
- Y
NAALEHU
ISLAND OF HAWAII
NO SCALE
FIGURE 1
Regional Location Map
MOHALA COMNIERCIAL VILLAGE
® o 4000 8000
Souroe: USGS, 1982 FEET May 1998
Mol IALA EWIRONMENTAL REPORT
1.2 PROJECT OBJECTIVES
The need for urban expansion and further commercial development has been evaluated
in the formulation of the proposed project. Recognizing the growing development needs
of the region, the Applicant seeks to provide the community ,.with further commercial
and community service facilities which take advantage of the site's positive physical and
locational attributes.
By targeting the project area for commercial development, the Applicant is seeking to
meet the urban expansion needs in a manner that is in concert with the long-range
community plans as expressed in the County General Plan and Kona Regional Plan. The
primary objectives of the Whala Commercial Center include:
• Creation of a high quality commercial and community service center that
complements that site and surrounding uses.
• Development of a project that is sensitive to the cultural, historic and
environmental conditions of the site and surrounding area.
• Providing for expanded commercial/retail services and employment opportunities
for the North Kona area in a manner that improves the economic and social well-
being of the community.
1.3 DEVELOPMENT PROGRAM
In response to the existing site features and the adjoining urban development, the project
site would be developed as a master-planned commercial center in a manner that is
responsive to the site characteristics and surrounding uses. The Conceptual
Development Plan, as shown in Figure 2, provides for approximately 150,000 square feet
of commercial space with larger commercial-retail outlets located near the project entry
complemented by smaller retail shops centered on a pedestrian mall. Potential users
include large retail outlets, specialty shops, restaurants, offices, theaters, day care center
and other community service facilities. It is envisioned that commercial "pads" will be
provided for lease or sale according to the Preliminary Subdivision Plan shown in Figure
3.
SECTION l: Project Description Page 3
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M011AIA FNV'IRONMENFAL RGPORT
The plan is organized on a circulation system that provides for the efficient ingress and
egress to all use areas and relates to the long-range circulation plans for the property.
Although specific plans for the applicants property maulca of the project site have not
been developed at this time, future development in the remaining portions of the Mohala
property will consist primarily of residential uses. The circulation configuration for the
project site is based on a preliminary plan which is expected to be updated over time as
more detailed site information and program information of the specific uses are lmow.
1.4 DEVELOPMENT TIMETABLE
The Mohala commercial center is expected to be built over a two to four year period,
with the specific development timetable being dependent upon market conditions and
cyclical fluctuations in market demands. Governmental approvals (SLU Boundary
Amendment and Change of Zone) are expected to be completed in approximately 8 to
10 months, with the design and subdivision process requiring an additional 10 to 12
months. On this basis, the applicant expects to begin construction in late 1999.
SECTION 1: Project Description Page 4
M01 IALA ENVIIZONNIENTAL REPORT
1.5 ESTIMATED INFRASTRUCTURE COST'S
The estimated order of magnitude costs for infrastructure elements which are
summarized in Table 2 are estimate to be in excess of $4.7 million.
Table 2: Estimated Infrastructure Costs (On and Off-site)
Cost Item Estimated Cost
Roadway $153,800.00
Water System $121,200.00
(Including storage costs)
Sewer System $500,000.00
Drainage System $200,000.00
Electric, Telephone and Cable $400,000.00
Grading/Site Preparation $2,730,000.00
Contingencv (15%) $615.000.00
Estimated Total $4,720,000.00
SECTION l: Project Description Page 5
2.0 DESCRIPTION OF THE AFFECTED
ENVIRONMENT
MCA IA1.A I:NV'IRON\1ENTAL REPORT
2.0 DESCRIPTION OF THE AFFECTED ENVIRONMENT
2.1 PHYSICAL ENVIRONMENT
2.1.1 Physiography and Climate
Located at the foot of the Hualalai mountain overlooking the town of Kailua-Kona, the
project area is situated on an a'a lava flow covered by a very thin and rocky laver of organic
soil. From the mauka edge of the project site, elevations range from 240 feet MSL to
approximately 175 feet MSL near the makai boundary, with an average slope of between
five to ten percent. The predominant topographic feature is a drainage gulch which extends
into a small portion of the property near the makai boundary.
Due to the wind shadow effect caused by Mauna Loa and Hualalai, winds in the area are
often light and variable, dominated by local land-sea breezes. However, Kona storms in the
winter season can bring very strong winds from the south or southwest for brief periods.
The average daily temperatures range from a minimum of 61 degrees to a maximum of 79
degrees Fahrenheit. The annual rainfall averages approximately 75 inches, with the summer
months receiving the majority of rainfall.
2.1.2 Geology and Soils
Nearly the entire Kailua-Kona area rests on volcanic alchilitic basalt, which is highly
permeable and well drained. Soils in Hawaii are commonly rated in terms of three
classifications systems: 1) Detailed Land Classification, 2) Soil Survey and 3) Agricultural
Lands of Importance to the State of Hawaii, which are discussed below.
Detailed Land Classification
Using a five level productivity rating from A (highest) to E (lowest), the 1967 Detailed
Land Classification from the Land Study Bureau categorizes the soils within the project site
as "D" and "E" soils, which are considered generally marginally suitable or unsuitable for
agricultural purposes. None of the subject lands are categorized as A or B, soils which are
considered important to maintain for agricultural purposes under Hawaii Revised Statutes
205-4.5. The Detailed Land Classification is shown in Figure 4.
SECTION 2: Description of the Affected Environment Page 6
13
iye.
E2 ,"y"~;;788 y~ r wN29~SA
Hf. .Y rr}f' •y~ri.. ~~~r fF I 'yT~e../ l
Wilt
®~r r-.y~1r y'"i ~'x"Y'•'y(' f ' ~ r i 1 -F ~ ' J
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~f~..~ik... t r9e/ r U a t•{ ^r• ~8~'V'yF
0 Y ! 41 t.)S fyk"m -tJrr! 1 r,r r ? rt '71rjj~'
I"~y rr~'.Xr .j: _'3'frt` 13 .:`~1r
• ;E233f...i`~.'~ '.1M,,
tp;
t• . v w,~ : X
FIGURE 4
Detailed Land Classification
MOHALA COMMERCIAL VILLAGE
Sowax Land Study Bureau, Univ. of Hawaii - 0 1000 2000
State of Hawaii, may 1887 VINENOME7 May 1998
®
NIdHAIA EM'IRONNIEN1'AI. REPORT
Soil Survev
Soils on the site are identified by the Soil Survev of the Island of Hawaii as primarily WHC
and RPYD with both the Wahiawa extremely stony silt loam series with slopes of six to
twelve percent, and Punalu'u extremely rocky peat series, with slopes of six to twenty
percent. There are also limited areas of the RKED and rLW, which are the Kaimu
extremely stony peat series, with slopes of six to twenty percent, and a'a flows. These soils
are rated "poor" as topsoil due to their rocky character, relatively thin soil depths, and
moderate erosion potential. The Soils Survey Map in shown in Figure 5.
Agricultural Lands of Importance to the State of Hawaii
The Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system
identifies three types of agricultural lands based on characteristics such as soil quality,
growing season and moisture supply. The three classifications used are: 1) prime; 2)
unique; and 3) other important lands. None of the lands within the project site are listed
as "prime", "unique" or "other important" agricultural lands. The ALISH Map is shown
in Figure 6.
Agriculture
Due to the generally poor quality of soils within the project site, impacts to the agricultural
potential for the project lands are expected to be minimal and insignificant. The proposed
development will result in a curtailment of the present limited use of the project lands for
grazing purposes, however, this impact is not expected to be significant given the marginal
quality of these lands and the extent of other more suitable grazing lands in the region.
2.1.3 Flora and Fauna
Flora
Based on a botanical survey prepared by Kenneth M. Nagata, the area is classified as
xerophytic grassland consisting of Guinea grass with emergent stands of koa haole and an
upper canopy of scattered kiawe trees. The vegetation of the project site is dominated
largely by Guinea grass, which covers approximately 90 percent of the ground. No native
plant communities exist in the property. Of the total of 70 plant species inventoried during
the botanical survey for the Mohala property, only six are native, of which two are
considered "possibly indigenous" and the remaining four "indigenous". All are common low-
land species and only two are found in significant numbers within the site. The botanical
survey found that native species constitute an inconsequential proportion of the total
vegetation and none are considered rare, endangered or threatened (Appendix A, Botanical
Survey).
SECTION 2: Description of the Affected Environment Page 7
A
,LV`-- rPYUi; Al r ` rQaV Q I
rLW - R .lam .rPkE/
KED REC HVU
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41
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" 'C% F ~ -./^:.r F 'Yr' ;i,r ' 't y Jr "i.¢r~ fd.• 3;;s. • K:.c
r•I't `pr• r ~A•I i
f.' ~ -"~;'j '~'A1~+1 ~ •r/~y`~'J`,~ •j~".t' ~ _r t7~ Tr y~
s.7R ..t'. ~~i~ji .:r?'.S L~,• t•*'~.yF Es~e:1.~ ,
YES
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FIGURE 5
Soil Survey Map
MOHALA COMMERCIAL VILLAGE
Source: U.S. Department of Agriculture, Soil Conservation 0 1000 2000
Service & University of Hawai'i, August 1992 FEET May 1998
J Q 0
Q 4
i
00,
Water-
PRO SITE ECT 'GE
,•Wa
A ~ T\
N
a
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Kailua
-do • - it
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doom ~ - LINE °o
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FIGURE 6
LEGEND ALISH Map
OTHER IMPORTANT AGRICULTURAL LAND MOHALA COMMERCIAL VILLAGE
® 0 825 1250
Source: Dept of Agriculture - State of Hawaii. Jan. 1977 FEET May 1998
h101IAIA ENViRONi IENTAL REPORT
Recent interest has been directed towards identifying potential habitats of the Plutella, or
I lawaiian Caper moth, due to its potential listing as a candidate threatened species.' This
species is known to breed solely on the Pua Pila plant (Capparis sandivichiana) which,
through the botanical survey, was not found to be present on the project site.
The earthwork and excavation that would accompany development of the proposed project
would change the vegetative character of the project area from a predominantly scrub
grassland with stands of koa haole and scattered kiawe trees, to a more formal urban
environment. However, because the common native plant species found on the property
constitute an insignificant fraction of the total vegetation, the proposed project should not
pose a significant threat to Hawaii's native flora.
Fauna
According to the bird and mammal survey conducted by Phillip L. Bruner, the fauna of the
project site consist primarily of introduced bird species, such as the Japanese White eye,
Zebra Dove, 'douse Finch, Northern Cardinal, Yellow-fronted Canary, Spotted Dove,
Common Myna, Nutmeg Mannikin, Warbling Silverbill, Yellow-billed Cardinal, Black
Francolin, and the Saffron Finch. Small Indian Mongoose, cats and pigs were the only
mammals noted during the survey. Rats and mice were not seen, but are likely to occur on
the property. (Appendix B, Survey of the Avifauna and Feral Mammals).
No evidence was found that any endemic or endangered species utilize the area, although
it is possible that the Hawaii Hoary Bat may occasionally forage or roost on the property
and the Pueo and 'lo may occur at times in this area. 'lo are currently listed as an
endangered species and, like most predators, forage over a large area.
With regard to cave invertebrates, the only cave structure that is known to exist on the
property was identified as a result of an archaeological pedestrian survey which covered the
full property. This single cave is located mauka of the project site at the approximately
260-foot elevation and measures approximately 16 feet in length with a restricted opening.
In that this cave structure is located outside the project site, development is not expected
to impact the cave site or any cave vertebrate that may be present within the structure.
'U.S. Fish and Wildlife Service Briefing Sheet on Hawaiian Candidate Species.
SECTION 2: Description of the Affected Environment Page 9
C KN 4AIA E[ IVIRON\IENi'AL REPORT
The Hawaiian Caper moth, a potential candidate for threatened species, was not found
«ithin the project site and, as noted above, due to the absence of supporting vegetation
(Capparis sandivichiana), is not likely to be present. Development of the project site,
therefore, is not expected to have any impact on this species.
The proposed development will alter the nature of its bird and mammal communities,
however, the only native bird species that may be affected by changing the land use in the
area would be the 'lo, as they are known to be territorial around their nest. Because no
nests are known to occur on the project site, no impact is likely and no further mitigation
measure beyond the planned revegetation is necessary. It is also unlikely that the proposed
development would affect the pattern of use of the area by the Hawaiian Hoary Bat which
is known to adapt to the presence of habitations in the vicinity of its roosting and feeding
areas. In general, the replacement of the present grassland habitat by landscaped urban
environment may decrease the abundance of some bird species but increase the density and
diversity of other birds.
2.1.4 Historic and Archaeological Sites
An Archaeological Inventory Survey of the full M6hala property (126 acres±) was
conducted by Scientific Consultant Services, Inc (Appendix Q. The survey accomplished
three primary objectives: 1) identify and record archaeological sites and features located
within the project area; 2) evaluate the potential significance of all identified archaeological
remains; and 3) recommend the general scope of any subsequent archaeological work that
might be deemed necessary or appropriate.
Based on the survey results, the property was found to be situated within the Kona Field
System (Site 6,60 1). Many of agricultural features, which are considered to be part of the
Kona Field System were observed throughout the property, including modified outcrops,
terraces, a platform, walls, a lithic scatter, two U-shaped walls, and mounds. Additional the
Great Wall of I' Cualdni extends along the makai boundary of the property. A total of 18
archaeological sites, comprised of 151 features, were recorded. The sites vaned in
complexity from single feature sites to multi-component sites, the largest of which consisted
of 72 features. Probable functional interpretations include burial locations, agriculture, and
habitation. Limited excavation was carried out during the inventory survey, and recovered
material included traditional and historical artifacts, marine shell, non-human bone, sea
urchin, coral, charcoal, basalt poi pounders, a hammerstone, and an abrader. Historic
artifacts included a belt buckle, square nails, a screw, a bullet, lead, and pieces of
unidentified metal. Recovered glass items were limited to one bottle and two pieces of
broken glass. In addition, one piece of slate and one ceramic fragment were recovered.
SECTION 2: Description of the Affected Environment Page 9
MORALA ENVIRONMENTAL REPORT
Based on National Register for criteria for evaluation, all of the 25 sites recorded are
potentially significant for information content (Criterion D), and one site is significant for
its traditional cultural value (Criterion E) because of a known human burial which is
located at the approximately 260 foot elevation, mauka of the project site. Sic additional
sites were listed as potentially significant under Criterion E because they had been
identified as possible burials. Further work has determined that a burial is present at only
one of these sites, which is also located outside the project area. For those sites where no
burials were found to be present, no further work will be needed. The appropriate
treatment for the known burial sites would be preservation "as is" with no further work
recommended.
Of the 25 sites requiring mitigation, 23 require mitigation through data recovery (detailed
recording of sites and features, surface collection, and selected limited excavation), and two
sites (Sites 19056 and 19039) which are outside the area proposed for rezoning, are
recommended for preservation. Site 19056 is a well preserved post-contact period site in
the Kalu'ulu sub-zone. Site 19039 includes a possible burial site and a well preserved
habitation feature and trail section.
To mitigate potential impacts to the historical and archaeological resources of the project
area, the recommendations of the consulting archaeologist in consultation with Department
of Land & Natural Resources (DLNR) State Historic Preservation Office (SHPO) «311 be
followed by the developer. Additionally, in concurrence with common practice and County
grading permit requirements, should any unidentified subsurface cultural remains and/or
surface features be uncovered in the course of development, grading will stop and a
qualified archaeologist will be consulted to evaluate such features with regard to their
potential significance.
2.1.5 Natural Hazards
Potential natural hazards to which the subject property could be subjected include flooding,
volcanic eruptions and earthquakes. Because the land and soil types are welled drained,
floods due to rainwater and surface runoff across the property are unlikely to occur if
County regulations pertaining to flood control are adhered too.
Volcanic hazards in the area have been studied in detail (Mullineaux, Eddayo 1997). The
proposed project site is located on the south-western slope of the Hualilai Volcano. The
last volcanic eruption of Hualalai that effected the subject lands occurred in 1800 to 1801.
Lava emerged from the north-west volcanic rift zone at about the 1,600 foot elevation (in
the vicinity of Puhi-a-Pele cinder cone, just makai of Mamalahoa Highway) creating the
flow that entered the ocean north of Keahole Point.
SECTION 2: Description of the Affected Environment Page 10
Ncil IAIA ENVIRON\gENTAL RrPOIZT
The volcanic and seismic hazards on the Island of Hawaii, prepared by the U.S. Geological
Survev divides the Island into zones that are ranked from 1 through 9 based on the
probability of lava coverage. The USGS Lava Flow Hazard Maps show the subject land,
similar to all of Kailua-Kona and surrounding lands, to be %vithin Lava Flow Hazard Zone
4, which indicates that less then 15% of the land in this zone has been covered with lava
in the past 750 years and a 5% lava coverage in the pass 200 years. Although lava flows
on Hualalai have typically covered large areas, historic flows have been concentrated on its
western flank, The closest flow being the 1800- 1801 flow that entered the ocean north of
Keahole Point approximately 7.5 miles northwest of the project site. The project site is
located on pre-historic lava flow which is estimated to be more then 10,000 years old.
In addition to lava flow hazard zones, Tephra hazard zones (ash fall) have also been
established for Hawaii. (Mullineaux, Eddayo 1997). The Mohala lands are located in the
Tephra Hazard Zone 2 with indicates tephra falls from lava fountains could be frequent,
but thin. Hazard zones for pyrociastic serges are not designated in the project area. The
single pyroclastic serge hazard zone on the Island surrounds the Kilauea Caldera and
extends to a distance of approximately 10 kilometer from its center.
Hazard zones for volcanic acids, are the same for hazard zones for tephra i.e. Hazard Zone
2. The project lands area outside hazard zones for ground fracture and subsidence,
however, earthquakes associated with volcanic events, primarily under ground magmatic
movement of Hualalai have been reported. Based on historic data, earthquakes have a level
of 6.4 Richter Scale magnitude to occur on the average of once every 62 years.
The impacts of lava flows on the project site can only be mitigated with the intention of
protecting life. Protection of property from lava inundation has proven to be relatively
ineffective on a regional scale. Therefore, mitigation of lava flow hazards would be limited
to the provision of adequate evacuation routes and civil defense warning systems designed
to provide users of the project site with as much advance notice of a threatening lava flow
as possible.
Mitigation hazards associated with earthquakes include adherence to County Building Code
and Standards in order to minimize potential damage to structures. All buildings and
structures within the proposed project will be designed and constructed in compliance with
applicable Building Codes and Standards.
SECTION 2: Description of the Affected Environment Page I I
Nb-tl IAIA EM'IRONNENTAL REPORT
2.1.6 Air and Noise Quality
Air Oualitv
Generally, air quality is affected by regional and local climate, together with the amount
and type of 1•uman activity in a given location. Both Federal and State ambient air quality
standards have been established which regulate six parameters, including: particulate
matter, sulfur dioxide, nitrogen dioxide, carbon monoxide, ozone and lead. There are no
State or County air quality monitoring stations in the vicinity of the project sae, however,
a monitoring station is planned in the North Kona District near the intersection of Halelci'i
Street and Marnalahoa Highway. Although little air quality monitoring data are currently
available for the area, it appears that both State and Federal ambient air quality standards
are currently being met despite the persistent vog.
No large stationery sources of air pollutants and no major industries which would
contribute to air pollution are located within the project area. Air quality in the vicinity
of the project is presently mostly affected by emissions from natural and vehicular sources.
The dominant factor for the past several years has been the volcanic haze (vog) from
IGlauea Volcano, which eventually drifts into the Kona area from more than fifty miles
away. Other natural sources of air pollution that may affect the air quality of the site
include, plants and windblown dust.
Although the proposed commercial development would increase traffic in the area, the
projected level of project generated traffic at build out is not expected to generate
significant levels of air pollutants and those that are generated would be dispersed rapidly
by the prevailing wind. There could be short-term air quality impacts due to construction
activities, especially during clearing and grubbing operations. However, these impacts can
be mitigated through covering transported materials, water spraying, and planting of ground
cover as soon as practical.
Noise Ouality
Existing background ambient noise levels are influenced by the natural sounds of wind,
water, foliage, and birds, and are usually estimated at less than 45 Ldn. Manmade noise
is generally associated with traffic along Queen Ka'ahumanu Highway. After completion
of the project new noise generators are expected to be motor vehicles traveling on roads
within the project and on the highway adjacent to the site. Overall, the increased noise
level is anticipated to remain well within acceptable levels, i.e., not exceeding 55 Ldn.
Noise quality assessments for larger mixed-use commercial projects in the region, such as
SECTION 2: Description of the Affected Enviromunent Page 12
NOI IAIA LNV'IRONNILNTAL REPORT
the planned Queen Liliuolcalani Trust Project in Kailua-Kona, support this conclusion.
In the short term, construction will also contribute to temporary increases in noise levels
to the project area. Standards and guidelines established by the State Department of
Health, such as limiting construction to daylight hours and requiring emission controls on
motorized equipment, would be followed to mitigate the impact on ambient noise levels.
Although some new noise would be generated by the increase in traffic and human activity
onsite, no significant adverse noise impacts are expected from the proposed development.
2.1.7 Scenic and Visual Resources
The project site encompasses approximately 14.9 acres maulca of the Hawaii Belt Highway,
%vith elevation ranging from 175 feet above mean sea level (msl) at the malcai edge to about
340 feet msl at the maulca edge. Views across the property are provided primary from along
die Hawaii Belt Highway, with the primary visual resource being the distant view to the
mountain. The s eject lands are proposed for a mix of commercial and retail facilities.
These uses will generally be one and two stories in height and would be limited by the
zoning regulations to a height of 45 feet, similar to the existing zoning height limitations
for Agricultural and Unplanned Districts. Therefore, the proposed urbanization and
planned development .vould not impact existing view to the mountains, beyond,.,-hat may
occur under the current agricultural land use designation. However, the character of the
views across the property would change from an open scrub vegetation to a primarily
landscaped urban character and commercial facilities would be clearly visible from passing
motorists, which may be similar in scale to the existing commercial facilities on the adjacent
lands.
2.1.8 PUBLIC SERVICES AND ENGINEERING REQUIREMENTS
2.1.8.1 Schools
Public schools which serve the area, including the subject property, are considered part of
the Konawaena School Complex. These include Konawaena High-Intermediate, Kealalcehe
Elementary-Intermediate, Holualoa Elementary, and Kahalcai Elementary School. Because
of existing classroom shortages, combined with a projected enrollment growth, three new
schools, Konawaena Elementary, Kealalcehe II Elementary, and Kealalcehe High are being
planned to alleviate any potential problems stemming from enrollment increases. The
proposed mixed-use commercial project, however, is expected to have no direct impact on
area schools. It is acknowledged that a project which provides employment opportunities
SECTION 2: Description of the Affected Environment Page 13
y
MC)I lAIA ENVIRONMENTAL REPORT
can influence population growth and, therefore, have an indirect impact on area schools.
Due to the relatively small size of the proposed commercial development, though, these
impacts are not expected to be significant.
2.1.8.2 Parks and Recreation
Existing parks and recreational facilities in the North Kona District include nine County
parks and two State parks which provide meeting places, picnic areas, tennis, basketball,
playgrounds Nvith s%Nings, pavilions, and lighted fields for soccer, baseball, softball and
football. Kailua Park, located at the Old Kona Airport, consists of 14 acres and includes
lighted play fields, tennis courts, meeting facilities, restrooms, park offices, and a bike track.
County beach parks in North Kona include White Sand Beach (Disappearing Sands),
Pahoehoe Beach Park, and Kahaluu Beach Park. Wilderness recreational opportunities are
available in the Honuaula Forest Reserve on the upper western slopes of Hualalai, however,
no facilities have been developed in the Forest Reserve area and there are no improved
public access roads available.
The project, being a commercial development, is not expected to impact recreational
facilities in the region.
2.1.8.3 Medical Services
The nearest available public health facility is the State Department of Health's Kona
Hospital at Kealalcekua, %vhich is one of five licensed hospitals operating on the Big Island.
The community facility was established in 1975, and expanded in 1981. Presently there
are 44 beds, 48 physicians, 119 RNs & LPNs, and a total of 294 employees. Specialty
services offered by Kona Hospital include medical; surgical; OB/GYN; ICU; emergency
room; chemotherapy; and long-term care.
The proposed project, due to it's limited size and commercial use, is not anticipated to add
significantly to the demand for emergency or daily medical care facilities in the Kona area.
SECTION 2: Description of the Affected Environment Page 14
M01IAVA ENVIRONMENTAL REPORT
2.1.8.4 Police / Fire Services
Police Services
The project area police services are provided by facilities located in Kealakelle. The main
station is staffed by approximately 50 officers including specialized units of detectives, a
juvenile aid section, an intelligence unit, and vice officers. The specialized staff operate
only during the day shift, .with remaining personnel divided into 3 shifts providing 24 hour
coverage with a minimum of 8 officers per 8 hour shift. At present, these facilities appear
to be adequate to serve existing area requirements.
Fire Protection Services
Fire protection facilities are located in Kailua-Kona. The Kailua Station, located at the
intersection of Palani and Queen Ka'ahumanu Highway, is the 'I st-in" district station, and
staffed by a total of 16 personnel divided into 3 twenty four hours shifts of twelve
personnel at any on time providing 24 hour coverage. Each shift is staffed with personnel
trained in scuba diving, mountain rescue, ocean search and recovery, and certified
lifeguards. Equipment consists a first line truck called a'Quint', which indicates that it is
equipped with all 5 fire response mechanisms consisting of a 1500 gallons per minute
(GPM) pumper carrying 1000 gallons of water, a ladder, a hose, and personnel; one ladder
truck, which is equipped similar to a Quint, along with a 65' aerial tower and an ambulance.
The Kailua-Kona station, which is located less than a half a mile north of the project site,
also provides rescue and conventional fire protection facilities. Volunteer stations at
Hualalai and Kona Village add private support services.
Existing police and fire facilities in the Kona region should be able to accommodate the
limited demand for additional protective services expected as a result of the proposed
commercial project. The close proximity of the Mohala project to the Kailua Fire Station
will allow for a rapid emergency response should these services be required.
2.1.8.5 Water System
Existing well sources that service the North Kona area include the Kahalu'u wells A, B, C
and D, the Holualoa well, the Hualalai well and the Queen Liliuokalani Trust well, which
collectively are estimated to have a combined safe yield of 5.4 MGD. In accordance with
its Water Master Plan, the State is expected to drill an additional well in the region.
SECTION 2: Description of the Affected Environment Page 15
\Iii11A1.A ENVIRONMENTAL RLPORT
Recently, the water transmission facilities along Mamalahoa were upgraded from an eight-
inch line to a twenty-inch line from Malcalei Plantations to the Palani Road/Queen
Ka'ahumanu junction. There is also a twelve inch water line along Queen Ka'ahumanu
Highway and an eight-inch water line from Henry Street to the property boundary which
will be upgraded to a twelve inch line to serve as the transmission source to the project site.
The projected water demand for the proposed mixed-use commercial facility is expected to
be approximately 26,000 gallons/day, with an additional fire flow requirement of 2,000
gallons/minute for two hours. Given the water system infrastructure and resources servicing
the area, the County ,vater system, with the proposed transmission line upgrade to the
project site, is expected to adequately service the project requirements. Currently, the
developer is seeldng to acquire water commitments from the Department of Water Sul ::ly
for 75 units which would be sufficient to meet the full needs of the proposed commercial
development.
A more detailed description of the project water and other infrastructure system
requirements and improvements are found in the project engineering report. (Appendix D)
2.1.8.6 Drainage System
The Federal Emergency Management (FEMA) Flood Insurance Rate Map (FIRM) for the
project area has undergone several revisions recently with the completion of the adjacent
Crossroads property and the proposed development of the subject property. Portions of the
property, especially at the south-western comer are shown to be affected by the floodway.
The floodway impacts would be minimized by appropriate floodway improvements in the
affected areas and the provisions of additional onsite retention, where appropriate. The
Flood Insurance Rate Map is shown in Figure 7.
No commercial structures would be located in the floodway or flood fringe area. Onsite
drainage will be handled by way of dry wells and associated drainage improvements such
that any additional runoff generated from the proposed project will be mitigated onsite and
downstream properties are not impacted. All drainage structures and related improvements
will be designed in accordance with applicable Hawaii County design criteria and standards.
SECTION 2: Description of the Affected Environment Page 16
Mr iICNAI ILOCC INSURANCE PROGRAM
N FIRM
FLOOD INSURANCE RATE MAP soc o soo
MAP LEGEND
~li~! H.4~~'411 COl`1Tl'.
~.~I I''!~II! HA~1'.411 ® Revised 100-Year Floodploin
~.i !III Revised 500-Year Floodploin
I rrirM MtiMU,C1111,wfl Di
M1. .
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II!Ill i!I e r 5/ ( 1=
COMMUNITY-PANEL NUMBER _
155166 0713 0 / - - - _
MAP REVISED:
MAY 16 994 ~gc."~•,
ONE X
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nN>'ONP SSPEE DETAILED
FIGURE 7
Flood Insurance Rate Map
MOHALA COMMERCIAL VILLAGE
0 500 1000
Source: National Flood Insurance program, FEMA, Sept 1990 ® FEET May 1998
M(ll IAIA ENVIRONMENTAL RI7PORT
2.1.8.7 Sewerage System
The Kealalcehe Wastewater Treatment Facility provides sewer service to the Kailua-Kona
area including the project site. The project site is located in Sub-Zone 1 on the Southern
Zone Sewer Service Area. This area, which encompasses approximately 713 acres, extends
from the southerly boundary of the Queen Liliu'okalani Trust lands to Heinaloli
drainageway, and from the Queen Ka'ahumanu Extension maulca to the Old Heinaloi-
Kahului Road right-of-way.
The Kealakehe Wastewater Treatment Facility currently has a capacity of 4.89 mgd and
is expandable to 7.82 mdg. Current flows to the facility are approximately 0.6 mgd which
indicates there is ample reserve capacity to meet the expanding needs of the Kailua-Kona
area, including the proposed development which will generate an estimated flow of
approximately 144,100 gallons per day. Recently, the sewer transmission system was
expanded in the area of the project site with the completion of the Crossroads commercial
project to the north and the Malulani Garden residential project to the south where 12"
sewer lines were extended from Queen Ka'ahumanu Highway (Hawaii Belt Road) to each
of these developments. The project site could be served from any of three locations; from
Henry Street through the project access road (Road "A"), which includes a 12" sewer line
that extends to the project boundary; from the 12" line to Malulani Gardens or from and
8" lateral which connects the adjacent property to Lite south (Kanuha Property) to the 12"
line at Mahulani Gardens.
Given the existing infrastructure serving the project area and the available capacity of the
Kealalcehe Wastewater Treatment Facility, it appears that the limited project demands for
wastewater treatment can be readily handled through the existing County, wastewater
transmission and treatment system.
2.1.8.8 Solid Waste Disposal
Solid waste from the project will be collected by commercial haulers and disposed of at the
nev County landfill at Pu'uanahulu, North Kona. The landfill has an estimated life of over
100 years. Currently, the landfill is accepting waste from the entire Island with daily
volume of 350 tons per day. Typically, a commercial project of similar scale will generate
approximately 10 tons per day (one truck load) or approximately 3,600 tons per year.
However, the County through their Integrated Solid Waste Management Plan has
identified several measures aimed at reducing the waste stream to the Island's landfills and
has an overall goal of a fifty percent waste reduction the landfill by the year 2000.
SECTION 2: Description of the Affected Environment Page 17
Mot IAI.% LNV'IROMMLNTAL RLPORT
Similar to other commercial developments, the proposed commercial project would be
required to develop a Solid Waste Management Plan as a condition of zoning approval.
The Plan would address the anticipated waste volume reduction measures, proposed volume
reduction measures, proposed disposal and transportation methods and potential impacts
to the County Solid Waste Facilities.
It is anticipated that the solid waste generated by the project will be disposed of by
commercial haulers. These private haulers have source separation options for glass and
paper, should these measures be included as part of the project's Solid Waste Management
Plan.
Solid ,.waste .vould be collected and disposed in compliance with all applicable Federal, State
and County piles and regulations. Because the proposed project will not cause a change in
the manner of collection and disposal, and because there is ample capacity at the County
landfill to accommodate the projected waste generate from the project, the proposed project
is not expected to result in any adverse impacts relative to solid waste disposal.
2.1.8.9 Electrical, Telephone and Cable Services
Electrical Power
Electrical power service would be provided by Hawaii Electric Light Company (HELCO)
from substation located off Palani Road and overhead lines that run to the property.
Underground service is also available from improvements made to Henry Street extending
to the adjacent Cross Roads development.
The present capacity of HELCO's generating facilities is approximately 150 megawatts
(MW) and HELCO has plans to expand the capacity to 200 MW by the year 2005 with
a reserve capacity of approximately 30 percent. Given the limited size of the proposed
commercial project and the utility's existing and projected reserved capacity the projected
power demands for the proposed project at build out, are not anticipated to have a
significant impact on the utilities ability to meet the growing demand of the area.
However, coordination with the utility's engineers well in advance of development will
insure that the provisions of electrical power are integrated with the planned utility system
improvements in the area.
SECTION 2: Description of the Affected Environment Page 18
\I~iI INA ENVIRONMEN"FAL luiloRT
Telephone/Cable Service
Both telephone and C.ATV are also available from the Henry Street extension. There are
no offsite development costs associated with power, telephone and CATV for the property
as the existing capacity and transmission facilities are more than adequate for this project.
2.1.8.10 Vehicular Circulation/Traffic
The proposed development traffic would utilize a new access road, Road "A," to be
constructed from the makai project boundary adjacent to the existing Crossroads
development and connect to Henry Street across from the entrance to Wal-Mart. The
proposed Road "A"access road will consist of a 36-foot wide roadway with curbs, gutters
and sidewalks. ,s two lane roadway will include a center lane to accommodate left turns
into project dn, cNvays and parking lots, and will have no on street parking.
The Traffic Impact Analysis Study completed for the project (Appendix E), which was
based on traffic counts taken at the intersection of Henry Street and Road "A" and the
Henry Street/Queen ICa'ahumanu Highway intersection, assessed the existing level of
service (LOS) and compared future traffic levels without the project to future traffic levels
with the project at build-out. The current Level of Service (LOS) at this intersection is LOS
B for the AM and PM peak hours. The Traffic Impact Analysis found that following
completion of the proposed project the level of service at this intersection would remain at
LOS B for both the AM and PM peak hours. With the improvements planned by the State
Department of Transportation (DOT) to Queen ICa'ahumanu Highway and the intersection
with Henry Street, the level of service, with the project at build-out will be improved from
the current LOS F during the PM peak period and LOS C.
The State Department of Transportation (DOT) Island of Hawaii Long Range Land
Transportation Plan (Draft Final Report, January, 1998)outlines several improvements to
the area including the widening of Queen Ka'ahumanu Highway to four lanes, and
intersection improvements, initially as far south as Henry Street and eventually extending
to ICualdni Highway. The timetable for these improvements, based on initial discussion
with the State DOT personnel, would be within five years pending approval of the
necessary funding.
Implementation of the project related improvements, together with planned improvements
by the State DOT to the Queen ICa'ahumanu Highway will result in a maintenance of the
current level of service (LOS) at key intersection including the intersection of Henry Street
and Queen Ka'ahumanu Highway.
SECTION 2: Description of the Affected Environment Page 19
3.0 CONFORMANCE WITH STATE
AND COUNTY PLANS
.jM01IAVA ENVIRONMENTAL REPORT
3.0 CONFORMANCE WITH STATE AND COUNTY
PLANS
3.1 CHAPTER 205, HAWAII REVISED STATUTES (HRS) -
LAND USE COMMISSION
Currently, the project site is designated within the "Agriculture" district by the State of
Hawaii Land Use Commission, as shown in Figure 8. To implement the proposed project,
a district boundary amendment conforming to the State of Hawaii Land Use Commission
(Hawaii Administrative Rules, Title 15, Subtitle 3, Chapter 15) would need to be approved.
The applicant plans to submit to the County the appropriate State Land Use Boundary
Amendment Petition for the approximately 14.96 acre project site, concurrent with an
application for Change of Zone. The proposed boundary amendment must conform to the
Commission's standards for determining Urban District boundaries as contained within
Section 15-15-18. The standards are addressed as follows:
Standard One (1): It (the Urban District) shall include characterized by "city-like"
concentrations of people, structures, streets, urban levels of services, and other related uses.
Response: The proposed project represents a local extension to the town of
Kailua-Kona. Residential developments are planned to the east of
the project site. Immediately adjacent is the recently completed
Crossroads commercial project, and further commercial
developments are planned directly makai of Queen Ka`ahumanu
Highway. The extension of Henry Street provides access from the
project site to Queen Ka`ahumanu Highway. These adjacent uses
are "city-like" in concentration and the proposed project would
expand this general characteristic.
Standard Two (2): It (the Urban District) shall take into consideration the following
specific factors:
(A) Proximity to centers of trading and employment, except where the development
would generate new centers of trading and employment.
SECTION 3: Conformance with State and County Plans Page 20
MCAIAIA ENVIRONIIEN'1'Al, REI'OIYf
Response: The proposed project would be proximate to the trading and
employment center of the town of ICailua-bona.
(B) Substantiation of economic feasibility by the Petitioner.
Response: A preliminary market analysis by the applicant indicates a current
shortage of commercially zoned property and a significant demand
for fee-simple commercial property in the ICailua-Kona area,
especially with the locational and site characteristics of the
proposed project. Development costs have been estimated to be
comparable to other projects of similar scale, thus substantiating
the economic feasibility.
(C) Proximity to basic services, such as sewers, water, sanitation, schools, parks and
police and fire protection.
Response: The Whala project is contiguous to the recently completed
Crossroads commercial development. Access to the property
would be provided by an extension through the adjacent
Crossroads project to Henry Street which extends utilities and
County water and sewer service to the project site. Infrastructure
will be improved to provide required capacities to serve the
project. The long-term entitlement and development time frame
will allow for planning and coordination of the development in
concert with the expansion of community facilities and services.
(D): Sufficient reserve areas for urban growth and appropriate locations based on a
ten (10) year projection.
Response: The proposed development is located in an appropriate location
for urban growth, as indicated on the County's General Plan and
the Kona Regional Plan which designate the project area and
surrounding lands as being appropriate areas for urban expansion
and general commercial use, respectively. The project site is
contiguous to existing urban areas and is located adjacent to
major transportation corridors. Because of its locational
SECTION 3: Conformance with State and County Plans Page 21
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LEGEND
FIGURE 8
Urban State Land Use
Agriculture MOHALA COMMERCIAL VILLAGE
mla~
Source: State Lend Use Conwniesion, printed 3/10/94 0 1000 2000
(base dated 1960) ® FEET May 1998
MCA IAIA ENVIRONti1ENTAL REPORT
advantages, proximity to major transportation corridors and other
regional commercial uses, the Mohala project serves as an
appropriate expansion area for the urban growth for Kailua-Kona.
Standard Three (3): Lands included (.within the Urban District) shall be those with
satisfactory topography and drainage, and reasonably free from danger of floods, tsunamis,
unstable soil conditions, and other adverse environmental effects.
Response: Having an overall slope of less than ten percent, the topography
of the proposed development area is ideal for urban development.
Existing drainage would remain intact and additional drainage
systems would be installed to meet the project requirements. The
Flood Insurance maps show that the project is largely outside the
area of the 500-year flood, except for a small portion the south
eastern corner which will not be impacted by the proposed
commercial structures. Additionally, the U.S. Geological Survey
indicates that the project site, similar to the entire Kailua-Kona
area, is within the volcanic and seismic hazard Zone 4, indicating
a relatively low exposure to volcanic and seismic hazards.
Standard Four (4): In determining urban growth for the next ten (10) years or in amending
the boundaries, lands contiguous with existing urban areas shall be given more
consideration than noncontiguous lands, and particularly when indicated for future urban
use on the County General Plan.
Response: The petition lands are contiguous to existing urban areas and are
indicated for urban expansion and high density urban
development on the County General Plan and, therefore, merit
more consideration than noncontiguous lands.
Standard Five (5): It should include lands in appropriate locations for new urban
concentrations and shall give consideration to areas of urban growth, as shown on the State
and County General Plans.
SECTION 3: Conformance with State and County Plans Page 22
Nc)IIAI.A ENVIRONMENTAL REPORT
Response: The proposed development is in concert with the State of Hawaii,
West Hawaii Regional Plan, 1989 which encourages the infill of
urban areas between Kailua-Kona and I(eauhou. Additionally, the
County General Plan designates the area for urban expansion and
high density urban development. The site is also adjacent to
existing urbanized parcels to the north, south and west.
Standard Seven (7): It shall not include lands, the urbanization of which will contribute to
scattered spot urban development, necessitating unreasonable investment in public
infrastructure or support services.
Response: The proposed development does not constitute a scattered or spot
development due to the proximity to adjacent urban development.
3.2 HAWAII STATE PLAN
The Hawaii State Plan, as set forth in Chapter 226, Hawaii Revised Statutes, consists of
a series of long range comprehensive plans, goals and policies which serve as a guide for the
growth and future long-range development of the State. Amendments to the Land Use
District Boundary must consistent with these plans and policies. The goals of the Hawaii
State Plan and their relationship to the proposed project are as follows:
1) Goal: A strong, viable economy characterized by stability, diversity, and growth that
enables the fulfillment of the needs and expectations of Hawaii's present and future
generations.
2) Goal: A desired physical environment characterized by beauty, cleanliness, quiet,
stabile and natural systems, and uniqueness that enhances'the mental and physical well
being of the people.
3) Goal: Physical, social and economic well being for individuals and families that
nourishes a sense of community responsibility and caring of participation in family life.
SECTION 3: Conformance with State and County Plans Page 23
M01IALA ENVIRONf IrNTAL REPORT
Response: The proposed project would contribute to the attainment of the
three goals, in that the project would provide direct and indirect
short and long-term employment opportunities for the present and
future residents of North Kona and West Hawaii; the proposed
project would generate increased State and County tax revenues;
and the project would contribute to the stability, diversity and
growth of local and regional economies. The key elements of the
proposed project, relative to the above goals, are that the
proposed project would provide employment opportunities in a
planned setting wherein the design, operation, maintenance and
provisions for environmental protection can be effectively,
efficiently and economically controlled; and would provide these
opportunities close to existing and planned developments such
that travel times are minimized and yet would be sufficiently
removed from planned and existing residential developments such
that activities within the project are not a nuisance to nearby
residential communities or other related activities. Further, by
providing commercial opportunities within a planned setting with
expanded opportunities for employment and community services,
the proposed project would enhance a sense of responsibility and
community participation.
3.3 CHAPTER 343, HRS, ENVIRONMENTAL IMPACT
STATEMENT REGULATIONS
An Environmental Impact Statement (EIS), as defined by Chapter 343, Hawaii Revised
Statutes, and by the State Environmental Quality Commission Rules and Regulations is not
required for the proposed use as none of the following actions apply to the proposed
project. No amendments to the County General Plan are required; no Conservation lands
are involved; no State moneys are expended; no use of State or County lands is anticipated;
no use is proposed within the shoreline area; the proposed use is not within the Waikiki
Special District of Oahu or a historic site designated in the National or Hawaii Register;
and a helicopter facility is not being planned.
SECTION 3: Conformance with State and County Plans Page 24
MCMAIA ENVIRONMENTAL REPORT
3.4 GENERAL PLAN FOR THE COUNTY OF HAWAII
The proposed development conforms to the policies of the General Plan for the Countv of
Hawaii and the terns of those policies outlined under economic, energy and environmental
quality, flood control and drainage, housing, public facilities and utilities, transportation,
land use, agriculture, and commercial headings. The General Plan, Land Use Pattern
Allocation Guide (LUPAG) designations related to the subject property, which are shown
in Figure 9, indicate that the project area is designated for high-density urban development
and urban expansion. The development's relationship to relevant General Plan objectives
is addressed as follows:
• The County of Ha.vaii to assist in expansion of the agricultural industry, especially
diversified agriculture through the protection of prime agricultural lands, capital
improvements, and other programs, and continued cooperation with State and
Federal agencies.
Response: The implementation of the proposed project will have no impact
on Prime or Unique agricultural lands in the County of Hawaii.
Therefore, removal of the property from the Agricultural
designation will not adversely affect the availability of lands
within the County for diversified agriculture.
• The County shall require a study of total significant social and physical impact of
large developments prior to approval.
Response: As indicated by this environmental report, development of the
project area would not negatively impact environmental resources
of the area. Implementation of the proposed project will provide
commercially zoned property in an appropriate setting to help
meet the region's growing commercial needs.
0 The County of Hawaii's land, water, air, sea and people shall be considered essential
economic resources for present and future generations and should be protected and
enhanced through the use of economic incentives.
SECTION 3: Conformance with State and County Plans Page 25
MCA 1A1 A ENVIRONMENTAL REPORT
Response: The developer intends to provide a master planned commercial
development appropriate to the capacity of the area and in a
manner that will add to the economic and social resources the of
Kailua-Kona region.
• The County of Hawaii shall strive for an economic climate that provides its residents
an opportunity for choice of occupation.
Response: The proposed development will furnish short-term construction
jobs, as well as a range of long-term employment opportunities
that are in close proximity to settlements in or around the town
of Kailua-Kona.
• It is the responsibility of both the government and the private sector to maintain
and improve existing drainage systems and to construct new drainage facilities.
Response: The proposed project has been designed to minimize drainage
impacts. The developer will construct new drainage facilities on
the site according to "Storm Drainage Standards", County of
Hawaii, 1970, as revised. Such drainage systems will be
constructed with consideration to all on and off-site drainage
impacts.
• Provide utilities and service facilities that minimize total costs to the public and
effectively service the needs of the community.
Response: Because the proposed project is adjacent to existing utilities and
service facilities in the Kailua-Kona area and all onsite
improvements will be constructed by the applicant, the total cost
to the public is effectively minimized.
• All water systems shall be designed and built to the Department of Water Supply
standards.
SECTION 3: Conformance with State and County Plans Page 26
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LEGEND
HIGH DENSITY URBAN oo ORCHARD
HDU
MEDIUM DENSITY URBAN EXTENSIVE AGRICULTURAL FIGURE 9
MDU k:LA
LOW DENSITY URBAN v OPEN AREA Hawaii County General Plan
LOU
RESORT [j F-A URBAN EXPANSION MOHALA COMMERCIAL VILLAGE
Source: Haw" County General Plan, LUPAG Map, ® 0 525 1250
Adopted Nov. 14. 1989 VINJ FEET May 1998
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Q .'i ..wYt.... rA Q nt.t...M N • KN
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FIGURE 10
Hawaii County Zoning
MOHALA COMMERCIAL VILLAGE
0 $25 1250
Saaoa: County of Hawaii Planning Commission, May 24. 1857; n
latest source revision June 25. 1991 I Y . CCC. I u.,. goon
M(il IAI.A EM'IRONMENTAL REPORT
Response: The Applicant will comply with all Department of Water Supply
guidelines and standards in the development of the Mohala
project.
• Private systems shall be installed by the land developers for the major resort and
other development along shorelines and sensitive inland areas, except where
connection to nearby treatment facilities is feasible and compatible with the
County's long-range plans, and in conformance with the State and County
requirements.
Response: The proposed development will be connected to the existing
public wastewater treatment facilities serving the town of Kailua-
Kona. Onsite sewerage collection and transmission improvements
will be installed by the developer.
• Designate and allocate land uses in appropriate proportions and mix, in keeping with
the social, cultural, and physical environment of the County.
Response: The proposed project is a quality, master planned development
designed to provide an appropriate mix of commercial uses in the
context of the surrounding area and the urban development of the
Kailua-Kona area. In addition, the Mohala project, as shown in
this report, meets all the relevant goals for commercial
developments, as set forth in the General Plan. These are: to
provide for commercial developments that maximize convenience
to users, and; to provide commercial developments that
complement the overall patten of transportation and land usage
within the island's regions, communities, and neighborhoods.
SECTION 3: Conformance-with State and County Plans Page 27
M (-)l [ALA ENV1R0Nt%l[NTA1, REPORT
3.5 COUNTY ZONING
The current County zoning designation of the subject property is Agricultural (A-5a).
Surrounding zoning designations include: Commercial (CG-20) and Agricultural (A-5a) and
(A-Ia). The current Hawaii County Zoning is shown in Figure 10. In order to proceed
with the proposed development the applicant must obtain a State Land Use Boundary
Amendment and Change of Zone designation to allow for the proposed commercial uses.
Consequently, the applicant will be submitting to the County the appropriate State Land
Use and Change of Zone applications requesting a State Land Use Urban Boundary
Amendment to include the project site as part of the State Urban District and a Change of
Zoning to change the County zoning designation from the current Agricultural (A-5a) to
General Commercial (CG-20). Pending approval of the above regulatory application, the
proposed zoning would be consistent with the existing zoning designation of the adjacent
property.
3.6 HAWAII COASTAL ZONE MANAGEMENT PROGRAM
The objectives of the Hawaii Coastal Zone Management (CZM) Program as set forth in
Chapter 205a, Hawaii Revised Statutes, include the protection and maintenance of the
State's coastal resources. Accordingly, the Shoreline Management Area (SMA) Map and
the Flood Insurance Rate Map (FIRM) are utilized to protect coastal resources. The
proposed project, being located maulca of Queen Ka'ahumanu Highway, is significantly
outside the SMA area and would not have an impact on coastal resources.
3.7 ICONA REGIONAL PLAN
The proposed project is in concert with the Kona Regional Plan which designates the
project site and surrounding lands for general commercial use which is consistent with the
proposed zoning classification being sought. The goals and policies within the Kona
Regional Plan (KRP) for commercial activities are reflective of those listed in the County
General Plan, encouraging 1) distribution of commercial areas such as to best meet the
neighborhood, community and regional needs, and; 2) distribution of commercial facilities
in areas adequately served by necessary services, such as water, utilities, sewers, and
transportation systems. As noted above, the proposed commercial development is ideally
situated to meet the regional needs for additional commercial uses and is served by the
necessary utilities services.
SECTION 3: Conformance with State and County Plans Page 28
4.0 ENVIRONMENTAL ASSESSMENT
AND ANALYSIS
3
I
t
1
\1(_)I,AIA ENVIRONNIENTAL REPORT
4.0 ENVIRONMENTAL ASSESSMENT AND ANALYSIS
4.1 RELATIONSHIP BETWEEN LOCAL SHORT-TERM USE OF
THE ENVIRONMENT AND MAINTENANCE AND
ENHANCEMENT OF LONG-TERM PRODUCTIVITY
The Ivlohala parcel is currently vacant and used intermittently for cattle grazing. The
vegetation of the area is characterized by love-land shrubs dominated by dense stands of
lantana, cactus, koa haole, kiawe and exotic grasses. Development of the project site will
alter the open space character of the property, however, based on the findings within this
report and with appropriate mitigative measures, the project will not result in any
significant short- or long-term impacts to the environment. Development of the property
will remove these land from pasture use, however, the agricultural productivity of the lands
is relatively love and there is an abundance of other lands available in the region which are
better suited for such use. The benefits of developing the property for the intended
commercial use include the opportunities to provide goods and services to the community
in an area that is readily accessible and supported by the necessary public facilities and
services. The development would also proceed in manner that is in concert with the long-
range County and community plans for the region.
Development of the project will also result in socio-economic benefits to the community
in the form of increased job opportunities and increased tax revenues. Direct full- and part-
time employment opportunities and temporary construction employment will be generated
by the project and these, in turn, will have economic benefits that ripple through the
regional and Island economy. Public revenues from excise, personal and real property taxes
are expected to more than offset the cost for the expansion of public services.
4.2 MITIGATIVE MEASURE PROPOSED TO AVOID,
MINIMIZE, RECTIFY OR REDUCE IMPACTS.
The mitigation measures that are intended to ensure that potential adverse environmental
impacts resulting from establishment of the proposed commercial development are
minimized, include two types; generic and specific.
Generic mitigation are those measures where standard actions aimed at reducing or
eliminating impacts have already been institutionalized through County, State or Federal
regulations, codes and ordinances. These types of mitigation usually apply to control of
SECTION 4: Environmental Assessment and Analysis Page 29
M ~ c
y
_ Y Y r ~I ~ r
a •
PROJECT
SITE j
n
L ~
/ dy ~y.~? K 07-,
LEGEND e\ I _rr- a i v
Q ..M M.•~ W Mgllla d w.r rr.Ar.w {w Ynrw ~
Yr Y•.Y•Iwr \w wNN ~ r.. ~.y. .~.r ....Ywrw. ~ Z
Yell-~. \!YN•wf
d~
r1 . ww ..w
Q w ...a. • w Q .a .rr•.r wr•
L7 wiur ww r'7 w.r..r w .aw
aar
O • r
FIGURE 10
Hawaii County Zoning
MOHALA COMMERCIAL VILLAGE
0 Its 1250
some! Cauay It Hawaii Planning Cmmmlaalm. May 24. 10ar;
,abet scums reAmm.Mns 25. 1001 roar Mayl"a
\lul IA,A ENVIRONMENTAL REPORT
temporary of short-term construction impacts of soil loss, noise, air quality effects, etc.
Generic mitigation measures are standard, accepted activities appropriate for minimizing
temporary or limited environmental impacts.
Specific mitigation measures are generally recommended for actions which may have
residual or long-term effects, or those for which some form of monitoring or compensation
of the environmental effect are required. In terms of the Whala project, the specific and
generic mitigation measures that are recommended include:
- limiting construction to dry periods to the extent practical;
- limiting construction activities to daytime hours;
- adherence to all Federal, State and County environmental protection, health, safety
and construction rules and regulations;
- early construction of drainage features such as berms;
- immediate stabilization of any denuded areas through sodding or planting;
- application of fertilizers or biocides to landscaped areas only during periods of low
raipf,11 to minimize chemical runoff;
- cove g of open vehicles carrying soils, gravel or other particulate matter;
- controlling dust by watering and use of proper stockpiling procedures;
- protection and preservation of archaeological and historical resources in accordance
with appropriate, State and County rules and regulations;
4.3 ALTERNATIVES TO THE PROPOSED DEVELOPMENT
Known feasible alternatives to the proposed project are limited to those that would meet
the objectives of the proposed project while also minimizing potential adverse
environmental impacts. The purpose of the proposed project is to provide for a mixed-use
commercial development in the North Kona meeting projected market demands of the
region.
Other possible alternatives to the proposed project have been investigated and rejected for
a variety of reasons. Included in the alternatives analysis have been various configurations
of the parcels and roadways within the project site; development of the property for other
purposes; and the alternative of no action. These alternative have been rejected in part
because they do not meet the objectives of the proposed project, i.e., would not provide for
effective and efficient use of the property and the properties locational attributes, would
have greater environmental impacts than the proposed project, or because they would not
SECTION 4: Enviromnental Assessment and Analysis Page 30
Ml _)l WA KNVIRONWNTAI. REPORT
be entirely feasible.
Development of the project site for residential uses appears feasible, however, such uses
would not be in concert with the County's long-range plans, and other portions of the
applicant's property, maulca of the project site, appear to be better suited to such uses.
Such residential uses, if developed, could be sited to take advantage of the view
opportunities in the higher elevations of the applicant's property and to provide an
appropriate separation between the higher intensity commercial uses within the project site
and planned residential neighborhoods on these maulca lands.
Based on the findings of this environmental report, the proposed project, with appropriate
mitigative measure, is not expected to result in any significant adverse impacts to the
cultural or physical environment and would have beneficial impacts to the social and
economic environment. Alternative uses of the project site, such as residential, agricultural
or industrial, in addition to not meeting the project objectives, would not afford greater
protect to the environment and would not provide the level of potential economic benefit
to the property owner, the County and State.
The "no-action" or "no-project" alternative would retain the present status of the project
lands. Currently, the lands are use intermittently for grazing purposes. As noted in Section
2.1.4 of this report, the agricultural productive of these land are of marginal to poor quality
(classified as "D" and "E" by the Land Study Bureau, 1967). The practical use of these
lands for similar or alternate agricultural use, therefore, would require substantial additional
soil and infrastructural improvements. In that there are other lands in the region better
suited for such use, the improvements need to support a viable agricultural use of the
project lands would not be economically justifiable.
Leaving the property undeveloped will result in the loss of an opportunity to expand
employment alternatives and commercial and service facilities in the region. Additionally,
leaving the property undeveloped will also result in the loss of potential revenues to the
developer, State and County governments. It is noted that the geographic location of the
project site, as well as the County General Plan land use designations, are key factors
contributing to the economic viability of the proposed project.
SECTION 4: Environmental Assessment and Analysis Page 31
+ P
Moo IAIA ENVIRON,NIFNTAL REPORT
4.4 IRREVERSIBLEAND IRRETRIEVABLE COMMITMENTS OF
RESOURCES
The development of the proposed project and resultant construction of commercial facilities
,would result in the irreversible and irretrievable commitment of certain natural and fiscal
resources. Major resource commitments include the land on which the project is located
and on which the facilities would be constructed, as well as money, construction materials,
manpower and energy. Tile impacts of using these resources should be weighed against the
expected positive socioeconomic benefits to be derived from the project versus the
consequences of taking no action or adopting another less beneficial use of the property.
The commitment of resources required to accomplish the project includes building materials
and labor, both of which are generally non-renewable and irretrievable. Construction of the
resultant travel to/from the project by those utilizing the commercial services would require
the consumption of petroleum products and petroleum based electrical generation. This
too represents an irretrievable commitment of resources.
The proposed project does not call for substantial commitment of government supplied
services or facilities that would not otherwise be required without the proposed project.
The project would add to the commercial facilities and services available to the residents
of West Hawaii. Similarly, the project would add to the tax revenues of the County and
State.
SECTION 4: Environmental Assessment and Analysis Page 32
F !
IAN6 I•I \NNINI: I qP' ICNII.KAPF VU'IIITFI-11'RF ~_7 FlJG 11 PPl 1 6
FN\"IRIINnI',I.U' SIt'III FS L
August 7, 1998
Mr. G. Rick Robinson, Chairperson
Kona Soil and Water Conservation District
P.O. Box 2262
Kealakekua, Hawaii 96750
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-12)
REQUEST: A-5a TO CG-20
APPLICANT: HAWAIIAN DEVELOPMENT CORPORATION
TAX MAP KEY: 7-5-03:6 & 7
Dear Mr. Robinson:
This letter is in response to your memorandum of July 17, 1998 to Virginia Goldstein regarding the subject
application.
As noted in your memorandum, a portion of the project site is affected by the iloodway as defined by the Federal
Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) Panel 0713E. Please note that the
FIRM has undergone several revisions recently. Be assured, however, the lloodways that are present will be
taken into consideration and care will be taken to insure that the drainage improvements for the proposed project
are designed to fully meet their desired function. hr compliance with Comity requirements drainage improvements
will be implemented such that any additional runoff generated by the project will be mitigated and downstream
properties are not impacted.
Please note that with the recent decision of the Land Use Commission to reclassify the subject property into
the Urban district, the State Land Use District Boundary Amendment Petition that was submitted with the
subject Change of Zone application was rendered moot and has since been withdrawn. Additionally, the
Change of Zone application submitted by HDC has been amended to increase the petition area from 14.96
to approximately 17 acres. This increase to the project area, however, will not significantly alter the
development program or permitting requirements of the project.
On behalf of Hawaiian Development Corporation, we thank you for your continents and recommendations related
to the drainage improvement for the planned commercial project.
J ly,
s Leonard, AICP, Managing Director
I4AWAH - Hilo Office
cc: V. Goldstein EXHIBIT
J. Whitney I C t
R Wheelock
B.Tsukazaki
F. Brandt
Wm. Frank Brandt • Tlunuas S. Witlen • R. Stan Duncan Russell Y. J. Chung
HONOLULU OFFICE
I(RII 661101' STR FF.I , PACIFIC 1 t WEF, ffi11TE n.st1. 1101,101.11 LU. I IA WAI I !"A 133424
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WAILUKU OFFICE 1111,0 OF'FICI-
2123 W\(1111 %IRF.F.I. N'AILUKC. E1AVAII 111.74122114 WI AI'PL•NI STREET. IIILO I.\000N CP\'I'ER. SUI'IF IIa. 11110. IIAW\I19672IM276
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AOVALULTURE DEVELOPMENT
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~`•V • AQUATIC RESOURCES
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` ONSENEERNANO
RESOURCES ENFORCEMENT
•F„~~ STATE OF HAWAII CONVEYANCES
FORESTRY AND WILDLIFE
HISTORIC PRESERVATION
DEPARTMENT OF LAND AND NATURAL RESOURCES v.ND OIWSVO
LAND DIVISION STATE PARKS
WATER RESOURCE MANAGEMENT
PC BOX 621
HONOLULU. HAWAII 96809
J U L z 4 1996
Ref.:LD-PEM
LD Ref.:SLU982.COM
Honorable Virginia Goldstein, Planning Director
Planning Department
County of Hawaii
25 Aupum Street, Room 109
Hilo, Hawaii 96720-8742
Dear Ms. Goldstein:
Subject: Request for Comments - State Land Use Boundary Amendment and Change of
Zone Application, Mohala Commercial Village, Kailua-Kona, Hawaii, Tax Map
Key: 7-5-03:Pors 6 & 7
This is a follow-up to our letter dated July 21, 1998 regarding the subject request. At this time
we would like to offer the following comments:
Commission on Water Resource Management
In general, the CWRM strongly promotes the efficient use of our water resources through
conservation measures and use of alternative non-potable water resources whenever available,
feasible, and there are no harmful effects to the ecosystem. Also, the CWRM encourages the
protection of water recharge areas which are important for the maintenance of streams and the
replenishment of aquifers.
We recommend coordination with the county government to incorporate this project into the
county's Water Use and Development Plan.
Thank you for the opportunity to provide additional comments for the State Land Use Boundary
Amendment and Change of Zone Application for the subject project. Should you have any questions,
please contact Patti Miyashiro of our Land Division in Honolulu at (808) 587-0430.
Very truly yours,
~ean Y. Uchida
Administrator
c: Hawaii Land Board Member
Hawaii District Land Office
CWRMXIHI~~ 0701i.
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11 1 q I I,~ I'r f; 1 1
August 7, 1998
Dean Y. Uchida, Administrator
State of Hawaii
Department of Land and Natural Resources, Land Division
Post Office Box 6231
Honolulu, Hawaii 96809
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-12)
REQUEST: A-5a TO CG-20
APPLICANT: HAWAIIAN DEVELOPMENT CORPORATION
TAX MAP KEY: 7-5-03: 6 & 7
Dear Mr. Uchida:
This letter is in response to comments from the Commission on Water Resources in your letter of July
24, 1998 to Virginia Goldstein regarding the subject application.
Please note that the project will connect to the County's water system for its potable water supply. In a
letter dated May 12, 1998 from the County of Hawaii Department of Water Supply indicates that "the
Department's existing water system facility is capable of delivering water at adequate pressure and volume
under peak-flow and fire-flow conditions within the proposed developed area." Hawaiian Development
Corporation will continue to work with the Department of Water Supply to coordinate the proposed
commercial development with the County's Waster Use and Development Plan.
On behalf of Hawaiian Development Corporation, we thank you for your comments and
recommendations related to the subject application.
Sin erely,
ames Leonard, AICP, Managing Director
PBR HAWAII - Hilo Office
cc:. V. Goldstein
J. Whitney
R. Wheelock
B. Tsukazaki
F. Brant
m. Frank Mandl Thomas S. N'iltrn R. Stan Duncan Russell 1'. I. Chung
IIONOLULU OFFICE
Im11 R1911p1• TIREF'1. 1':\CIFIC'I UNF.R, SUI R: fi5u. I IONOLULU. 11,\\Y,\II !u W I a9l2!1
'FELEPIIONE: (9881 5264831 FAX: (MW) 52r 14112 F: MAIL: ph.WUA,,ha.nrl
WAILUKU OFFICE 1111-0 OFFICF.
2121 KA0111 SI'REEL KAILUKU, HAWAII 9671IY22U1 I01 AUTUNI 51RF.E'Lt111A IACOON CtNFER.91'FFE 9I0, 1111.(1, 11:1N'AR t)11721M276
TFI FPIIO:E (0081212-2879 FAX: (NnR)'212-CMI2 TELFPI IONF.: (R(91) INA 333 FAX: 18081 16 1-11199
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
HILO, HAWAII
DATE July 24, 1998
Memorandum
TO Planning Director
FROM Depar(~ o Public Works
Engineering Division
SUBJECT: Change of Zone Application (REZ 98-12)
State Land Use Boundary Amendment (SLU 98-2)
Applicant: Hawaii Development Corporation
Location: Moeauoa 2nd, North Kona HI
TMK: 7-5-3:6 & 7
We have reviewed the subject application and offer the following comments:
Buil in
1. Building shall conform to all requirements of code and statutes pertaining to building
construction.
r ina
2. All development generated runoff shall be disposed of on site and shall not be
directed toward any adjacent properties.
3. 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.
4. A drainage study should be prepared and a drainage system should be installed
meeting with the approval of DPW.
5. All grading and grubbing activities SXA"Iwith Chapter 10 of the Hawaii County
Cade. E 7
O ? u
Memo to Planning Director
July 24, 1998
Page 2
6, Portions of the project area are within Flood Zone "A" according to the current Flood
Insurance Rate Map. Identify the Flood Zone boundaries on all plans.
7. Any improvements within the flood zone area will require a detailed flood study by a
licensed civil engineer and compliance with the Federal Emergency Management
Agency (FEMA) regulations.
Wastewater
8. Sewer lines should be installed to tie in with the Kealakehe Wastewater Treatment
Plant.
Solid Waste
9. The developer shall prepare a solid waste management plan for the development
which is to be administered by the Association of Lot Owners or by the developer if no
association is established.
10. The plan shall include an analysis of anticipated solid waste volume and
composition expected to be generated from the development.
11. The plan shall include a waste reduction component which analyzes and
implements techniques to be employed to achieve a refuse reduction goal consistent
with the County's Solid Waste Management Plan.
12. The plan shall include a waste separation component which identifies reusable
refuse products, a means of separating reusable products and a means to collect and
deliver separated reusable products to an end market.
13. The plan shall mandate curb side collection of both putrid waste for landfilling and
clean separated products for recycling.
14. The plan shall include yearly reports identifying quantifiable goals attained in the
waste reductiontrecycling component.
Roadways
15. In the interests of pedestrian and bicyclist safety, bike lanes should be considered
throughout the project.
Memo to Planning Director
July 24, 1998
Page 3
16. All roadways within the proposed development should follow the guidelines
incorporated in the Hawaii Statewide Uniform Design Manual for Streets and Highway§
and A Policy on Geometric Design of Highways and Streets by the American
Association of State Highway and Transportation Officials. These roadways should
also meet the requirements of DPW. Curb, gutter, and sidewalks should be required.
17. Roadway connections to the adjoining parcels should be provided meeting with the
approval of DPW. These roads should be dedicated to the County. It is DPW policy
on large subdivisions to recommend that functioning interconnections be made to
adjoining parcels.
If you have any questions please contact Thomas Pack in our Kona office at 327-3530.
TWP:bdc
cc'. Engineering - Hilo
Engineering - Kona
Planning - Kona
•1 •~I[I
N N
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
00
'~~~i/Mt•~1t yT 25 AUPUNI STREET • HILO, HAWAII 96720
TELEPHONE (808) 961-8660 FAX (808) 961-6657
June 19, 1998
,n
.TO: Planning Department
c,
FROM: Milton D. Pavao. Manager .v
SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION NO. 98-002 3
REQUEST: AGRICULTURAL TO URBAN
CHANGE OF ZONE APPLICATION NO, 98-012 CD
REQUEST: A-5a TO CG-20
APPLICANT: HAWAII DEVELOPMENT CORPORATION
TAX MAP KEY 7-5-003:006 AND 007
We have reviewed the subject applications. Please refer to our letter of
May 12, 1998 to Mr. Richard A. Wheelock for our comments and requirements. We are
enclosing a copy for your information.
Should there be any questions, please call our Water Resources and Planning Branch
at 961-8660.
M ton D. Pavao. P.E.
anage
. ms
Enc.
copy - Hawaiian Development Corp.
Mr. James Leonard, PBR Hawaii
Witcher & Associates. Inc.
r,~ C 5619+
DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII
1 25 AU°U NI STREET HILO. HAWAII 96720
%VLV1
TELE°NOVE 16061 961-8560 FAX (906) 961 865,
May 12 1998
Mr Richard A Wheelock. Project Manager
Hawaiian Development Corp.
700 Bishop Street. Suite 1000
Honolulu. HI 96813
,d,ATER AVAILABILITY FOR A PROPOSED CHANGE OF ZONE FROM AGRICULTURAL TO COMMERCIAL
TAX MAP KEY 7-5-003.006 AND 007
This is in response to your letter of April 20. 1998.
Please be informed that water for the proposed change of zone can be made
a4ailable from an existing twelve (12)-inch waterline along Henry Street with a
service elevation of 400 feet MSL. Therefore. the Department's existing water
system facility is capable of delivering water at adequate pressure and volume
under peak-flow and fire-flow conditions within the proposed developed area.
However, a water commitment will not be effected until a formal change of zone
application has been executed with the Planning Department and forwarded to us for
our comments and requirements and the appropriate water commitment deposit
remitted.
For your information, based on the seventy-three (73) additional units requested
in the proposed seventy-five (75)-unit change of zone request. the required water
commitment deposit will be $10.950.00. The commitment will be in writing with
specific conditions and effective dates stated.
Further, the necessary onsite water improvements shall include, but not be limited
~o
Water mains capable of delivering water at adequate pressure and volume
under peak-flow and Fire-flow conditions: minimum diameter of mains shall be
twelve (12) inches.
H~ Picrarh A ',1^eelock_ Project Hanager
,y 1%. '~98
2 Service laterals that will accommodate an appropriately sized meter to each
complex. '
3 =ire hydrants spaced not more than 300 feet apart.
4. Submit construction' plans and design calculations prepared by a professional
engineer, registered in the State of Hawaii, for review and approval.
5 Convey the water system improvements along with the necessary easements to
the '.Dater Commission of the County of Hawaii.
Should there be any questions. please call our Water Resources and Planning Branch
at 961-6660.
1AV-
Nl~~ton D. Pavao. P.E.
Manager
WA gms
copy - Mr. James Leonard. PBR Hawaii
Mr. Bruce ',Ditcher. Witcher & Associates. Inc.
aa' ~di
t
0
~DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII
S
25 AUPUNI STREET HILO, HAWAII 96720
i~4j x•xa,~~
TELEPHONE (808) 961-8660 FAX (808) 961-8657
D
July 30. 1998
TO: Planning Department
FROM: Milton D. Pavao, Manager
Ul
SUBJECT: AMENDED CHANGE OF ZONE APPLICATION NO. 98-012
APPLICANT - HAWAIIAN DEVELOPMENT CORPORATION
REQUEST: A-5a TO CG-20 AND AMEND AREA FROM 14.96 TO 17.06 ACRES
TAX MAP KEY 7-5-003:006 AND 007
We have reviewed the subject request and have the following comments.
For our information, we request that a topographic map be submitted to verify that
the property is within the Department's service limits.
Inasmuch as the applicant in their letter of letter of July 6, 1998 indicated that
no additional water is anticipated beyond those described in their initial
application, we have no objections to the amendment request.
Should there be any questions, please call our Water Resources and Planning Branch
at 961-8660.
~Aa-
M D. Pavao, P.E.
Manager
WA:gms
copy - Hawaiian Development Corporation
Mr. James Leonard. PBR Hawaii
Witcher & Associates, Inc.
G'73~4
Water brings progiredd
G~1 FICu i1. PI'1 1 26
[AND PIANNING 1 L ! \ `1' 1 ! I
LANM'ZA :AW111'1"710NL Ul{I 1 ~1 IIr1/1/'111
LN\'INIINMENI'A1. ]IUIN!\ ,
August 7, 1998
Mr. Milton Pavao
Department of Water Supply
25 Aupuni Street
Hilo, Hawaii 96720
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-12)
REQUEST: A-5a TO CG-20
APPLICANT: HAWAIIAN DEVELOPMENT CORPORATION
TAX MAP KEY: 7-5-03: 6 & 7
Dear Mr. Pavao:
This letter is in follow-up to your July 20, 1998 memorandum to the County of Hawaii Planning
Department. As requested a topographic map to verify that the property is within the Department's
service limits will be sent to you under separate cover.
On behalf of Hawaiian Development Corporation, we thank you for your comments related to the
subject application and look forward to working with your department as we move forward in the
planning for the proposed Mohala Commercial Village Project.
Since ely,
Ja es M. Leonard, ACID
anaging Director -Hilo Office
PBR Hawaii
xc: V. Goldstein
J. Whitney
R. Wheelock
B. Tsukazaki
F. Brandt
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Wayne G. Carvalho
' Polwe Chief
Stephen K. Yamashiro
Mayor r 4P JUN 26 I 1 5es S. Correa
e~ • Depu/V Pol ice Chwf
coul 1 y OF ~ir1w-
Gaunfof Attfunii -
POLICE DEPARTMENT
349 Kapiolani Street • Hilo, Hawaii 96720.3998
(808) 9353311 • Fax(808)961-2702
June 25, 1998
TO V/IU INIA GOLDSTEIN, PLANNING DIRECTOR
FROM NEWTON S. YMAN, ACTING ASSISTANT POLICE CHIEF,
ACTING LICE CHIEF
SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU
98-2)
REQUEST: AGRICULTURE TO URBAN
CHANGE OF ZONE APPLICATION (REZ 98-12)
REQUEST: A-5A TO CG-20
APPLICANT: HAWAII DEVELOPMENT CORPORATION
TAX MAP KEY: 7-5-3:6 & 7
Our staff has reviewed the proposed development by Hawaii
Development Corporation for the parcel of land described
above. We conclude the project will increase demand on police
services in the Kailua-Kona area and increase traffic
congestion in the immediate area of the project.
The application for the development provided a traffic impact
study for the ingress and egress for Henry Street. Their study
concludes that traffic will increase in this area. We
recommend the following to minimize the congestion on Henry
Street:
1. The boundary of the property that adjoins Queen
Kaahumanu Highway should have another entrance and
exit to the property.
2. The ingress and egress on Queen Kaahumanu Highway
would allow north bound traffic entry and north
bound traffic exit only.
EXHIBIT
5970
Memo to Virginia Goldstein
Page 2
June 25, 1998
The Mohala Environmental Report on page 15 states that the
present police facility and staffing are adequate to serve the
existing area requirements. Other projects are planned in the
Kona area, such as the Kaloko Town Center, Oceanside 1250,
Retirement Community for the Heritage Development Corporation,
and Active Retirement Community by the McClean Honokohau
Properties. This project with other projects planned will have
a major impact on traffic and police services in the Kona
District.
Thank you for the opportunity to comment on this project.
DAF:kh
y J
Mtv W N1
~°.J Wayne G. Carvalho
Police Chief
Stephen K. Yamashiro
Mayor - James S. Correa
'rip, ,••+i Deputy Police Chief
I OI M'
(9IIUnfg of cttfuttii °A
POLICE DEPARTMENT
349 Kapiolani Street Hilo, Hawaii 96720.3998
(808) 9353311 • Fax(808)%1-2702
`•i
July 27, 1998
TO VLDS IN, PLANNING DIRECTOR
FROM N, ACT ING ASSISTANT POLICE CHIEF,
ACTING POL E CHIEF
SUBJECT: AMENDED CHANGE OF ZONE APPLICATION (REZ 98-12)
APPLICANT: HAWAIIAN DEVELOPMENT CORPORATION
REQUEST: A-5a TO CG-20
TAX MAP KEY: 7-5-3:6 & 7
we have reviewed the above-referenced application and do not
believe this proposal will adversely affect traffic safety.
However, the development will have an impact on police
services. With the continued development in the Kona District,
more officers are needed to address the growing crime and
social problems.
DAF:lk
Ci i OB9
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'Q0. RUG 3 PSI 2 25
IAND IYANNINC
IAN83(AIT ARCIIITE7I"0141,
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ENVIRUNW.NTAI. SI'1141Fx
court i 1' i:`I 1fNWAII
July 30, 1998
Mr. Newton Lyman, Acting Police Chief
County of Hawaii, Police Department
349 Kapiolani Street
Hilo, Hawaii 96720-3998
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-12)
REQUEST: A-5a TO CG-20
APPLICANT: HAWAIIAN DEVELOPMENT CORPORATION
TAX MAP KEY: 7-5-03: 6 & 7
Dear Chief Lyman:
This letter is in response to your memorandum of June 25, 1998 to Virginia Goldstein regarding the
subject application. Regarding your recommendations to minimize the congestion to Henry Street
and provide a potential connection directly to Queen Kaahumanu highway, we would like to provide
the following observations.
Although the makai boundary of the property approaches the Queen Kaahumanu Highway, it does
not abut the highway. There is an approximately 30 foot separation between the project boundary
and the highway right-of-way, at a point near the deceleration and right turn lane to Henry Street.
Therefore, access to the highway at this point would not appear to be feasible nor desirable from a
circulation and traffic safety perspective. The planned access from Henry Street provides an
appropriate access location at a signalized intersection with a secondary arterial linking to Queen
Kaahumanu Highway.
With regards to the project's potential traffic impacts, as noted in the Traffic Impact Analysis Report
(TIAR), with the State's planned improvements to Queen Kaahumanu Highway, there will be an
overall improvement to the Level of Service (LOS) at the Henry Street/ Queen Kaahumanu Highway
intersection. The TIAR also concludes that the current LOS at the project access road and Henry
Street intersection will remain unchanged (LOS B) during both the morning and evening peak
periods.
Win. Prank Rr:ualll • "rhunlns S. Witten • It. titan IAuu:ui • Ruurll %.J. Chung
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WAILUEU OFFICE 1111,0 OFFICE
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Newton Lyman
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-12);
REQUEST: A-5a TO CG-20; APPLICANT: HAWAIIAN DEVELOPMENT CORPORATION;
TAX MAP KEY: 7-5-03: 06 & 7
July 30, 1998
Page 2
You note that this project, when considered in conjunction with the other commercial, industrial, and
residential projects in the region, will impact the traffic and police services in the Kona District. The
Mohala Commercial Village project, however, has been planned in an area that is centrally located
and readily accessible, should protective police services be required in this area. As we move forward
in the planning for the proposed commercial project, we look forward to working with your
department to ensure that the phasing of development is coordinated with a program for protective
police services for the area.
On behalf of Hawaiian Development Corporation, we thank you for your comments and
recommendations related to the subject application.
Since ely,
J es Leonard, AICP, Managing Director
BR HAWAII - Hilo Office
cc: JV. Goldstein
J. Whitney
R. Wheelock
B. Tsukazaki
F. Brandt
To: Virginia Goldstein, Planning Director
Page 2
July 22, 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
July 22, 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.
"(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."
Water supply shall be in accordance with UFC Section 10.301 (150
feet to remote part of structure):
"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
July 22, 1998
blankets, breathing apparatus, manual or automatic covers,
carbon dioxide, foam, halogenated, and dry chemical or other
special fire-extinguishing system. 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, on-site fire hydrants
and mains capable of supplying the required fire flow.
"Water supply may consist of reservoirs, pressure tanks,
elevated tanks, water mains or other fixed systems capable of
providing the required fire flow.
"The location, number and type of fire hydrants connected to
a water supply capable of delivering the required fire flow
shall be protected as set forth by the respective county
water requirements. All hydrants shall be accessible to the
fire department apparatus by roadways meeting the
requirements of Section 10.207.
11(d) Fire Hydrant Markers. When required by the chief,
hydrant locations shall be identified by the installation of
reflective markers.
'1(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
July 22, 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
'qR fiUG 3 PPI 2 26
LAND PLANNING
IANDtiGPI. AKC.IIII"MM
ENVIMIIN'IENI'AL!'(PDI N 1 r
i L,,,, • t r_I
July 3o, 1998 COUNTY OF ii"'NA'lI
Mr. Nelson M. Tsuji, Fire Chief
County of Hawaii
Fire Department
777 Kilauea Avenue
Hilo, Hawaii 96720- 4239
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-12)
REQUEST: A-5a TO CG-20
APPLICANT: HAWAIIAN DEVELOPMENT CORPORATION
TAX MAP KEY: 7-5-03: 6 & 7
Dear Chief Tsuji:
This letter is in response to your memorandum of June 17, 1998 to Virginia Goldstein in which you
provided comments on the subject application. The references in your memorandum to the applicable
provisions of the Uniform Fire Code (UFC), are most helpful. Please be assured that the applicant,
Hawaiian Development Corporation will comply with all applicable rules and regulations of the UFC in
the design and construction of the planned mixed-use commercial project.
Please note that with the recent decision of the Land Use Commission to reclassify the subject area to the
Urban district, the State Land Use District Boundary Amendment Petition that was submitted with the
subject Change of Zone application, is no longer required and has since been withdrawn. Additionally, the
Change of Zone application has been amended to increase the petition area from 14.96 to approximately
17 acres. Although this increase to the project area will provide greater flexibility to respond to the
topographic and cultural sensitivities of the site, this is not expected fo alter the development program or
permitting requirements of the project.
On behalf of Hawaiian Development Corporation, we thank you for your comments and recommendations
related to the subject application.
Since el ,
J es Leonard, AICP, Managing Director
P R HAWAII - Hilo Office
cc: / V. Goldstein
J. Whitney
R. Wheelock
B. Tsukazaki
F. Brandt G~,~
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2123 K.\I-IIIU SIREF.L. W.\ILUKU, IIAWAII W7932204 101 AUPUNI SINL6 I I lH 0I A(:uUM1 CEN I F.R SUI IL 310, IIIt 1). IIAW.\ I M721L1276
BENJAMIN J. CAYETANO
GOVERNOR j-~~k pp E%EC'JTi\2 +=_E=
STATE OF HAWAII
DEPARTMENT OF BUSINESS, ECONOMIC DEVELOPMENT & TOURISM
LAND USE COMMISSION
P.O. Box 2359
Honolulu. HI 96804-2359 p
Telephone: 808-587-3822 y
Fax. 808-587-3827 n
July 20, 1998 -J
Ms. Virginia Goldstein, Director 0
Planning Department
County of Hawaii
25 Auo_uni Street -
Hilo, Hawaii 96720 _ G
CJ
Dear Ms. Goldstein:
Subject: Amended Change of Zone Application (REZ 98-12)
Applicant: Hawaiian Development Corporation
TMK• 7-5-03. 6 & 7
We have reviewed the subject Amended Change of Zone Application as
transmitted by your memorandum dated July 9, 1998, and confirm that the
subject parcel, identified as TMK: 7-5-03: por. 6 & por. 7, and consisting of
approximately 17.060 acres, is within the State Land Use Urban District.
As noted in our letter dated June 22, 1998, the parcels identified as
TMK: 7-5-03: 6 & 7, were a portion of a Petition for Land Use District
Boundary Amendment filed by the County of Hawaii Planning Department (LUC
Docket No. A94-705). These parcels were a portion of the area reclassified
from the Agricultural District to the Urban District pursuant to Findings of
Fact, Conclusions of Law, and Decision and Order issued on June 22, 1998.
It is our understanding that the initial request for district boundary
amendment of approximately 14.96 acres filed with the initial change of zone
application will be withdrawn by the applicant. We request that a copy of the
applicant's request for withdrawal be forwarded to our office for our files.
Thank you for the opportunity to provide comments on the amended change
of zone application.
If you have any questions in regards to this matter, please feel free to
contact me or Leo Asuncion of my staff at 587-3822.
sincerely,
ESTHER UEDA
Executive Officer
EU:th
VSA'4
'_98 AUG 3 PM 2 26
IANO PI.ANNINII I,L N1l 1:. ^ _ I.
LiNDSI APE ARCIi1TWI URI CGUNI 1 LF•I AWAII
ENVIRONMINTAL ST1111IEM
July 30, 1998
Ms. Esther Ueda, Executive Officer
State of Hawaii, Department Business and Economic Development & Tourism
Land Use Commission
P.O. Box 2359
Honolulu, HI 96804-2359
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-12)
REQUEST: A-5a TO CG-20
APPLICANT: HAWAIIAN DEVELOPMENT CORPORATION (IIDC)
TAX MAP KEY: 7-5-03: 6 & 7
Dear Ms. Ueda:
This letter is in response to your memorandum of June 22, 1998 to Virginia Goldstein in which you
provided comments on the subject application.
As you noted in your memorandum with the recent decision of the Land Use Commission to reclassify the
subject property into the Urban district, the State Land Use District Boundary Amendment (SLUDBA)
Petition that was submitted with the subject Change of Zone application was rendered moot. The SLUDBA
Petition that was submitted with the subject Change of Zone' application has subsequently been withdrawn.
We also note that the Change of Zone application submitted by HDC has been amended to increase the
petition area from 14.96 to approximately 17 acres. This increase to the project area, although providing
greater flexibility to respond to the topographic and cultural features of the site, is not expected to alter the
development program or permitting requirements of the project.
Also, as you correctly pointed to in your memorandum, the applicant and property owner is the Hawaiian
Development Corporation.
On behalf of Hawaiian Development Corporation, we thank you for your comments and recommendations
related to the subject application.
Sinc ely{
J es Leonard, AICP, Managing Director
R HAWAII -Hilo Office
cc: ,/V. Goldstein
J. Whitney
R. Wheelock
B. Tsukazaki G"r"R,87
F. Brandt
\\uI. F,;mk a):uvlI • 'I I... mua S n w" Uuu..... • R."', 11 1 (A .uup
HONOLULU OFT•TCE
I NII BISHOP STREET. PACIFIC TOWER. SUIT E 650. I IONOLUI.1'. I IANVAII !RVf I %:%{!9
TEUI-11ON IRIWI 5'!1 .5G%I FAX:(W)8)52.}1402
E-MAIL. pLi hi4.JnLA.,wWAILUK11 OFFICE [III-0 OFFICE
2123K.AOIIU SKEET.\\'AILUKU, IIAWAII 967932214 101 AUPUNI 51 'REL I, 1IIIA I_MAHM CFN IER, MITE9111, IIIID, IIAWAII%7M,1276
V. Goldstein
Page 2
3. The Hawaii Island Burial Council must approve a Burial Treatment Plan for the burial sites.
4. The State Historic Preservation Division must,approve a Preservation Plan for two sites.
At this point in time no ground altering activities should take place in the vicinity of the preserve
or burial sites until the appropriate plans have been approved and implemented.
If you should have any questions please contact Patrick McCoy (587-0006).
24Ltor
State Historic Preservation Division
PM:amk
L
BENJAMIN J. CAYETANO MICHAEL O. VALSOH. CHMAPUUON
GOVERNOR OF HAWAII , BOARD OF LANG ANO NATVRAL RESOURCES
DEPUTY
GILBERT COLOMA AGAAAN
S j
O JUL AOUACLILTME DEVELOPMENT
PROGRAM
STATE OF HAWAII AOUAnC RESOVACES
(ir. f rF 1 CONSERVAn0F1 AND
DEPARTMENT OF LAND AND NATUFtAC FfESOURCES ENVIAONMENTAL AFFAIRS
CONSERVATION AND
STATE HISTORIC PRESERVATION DIVISION RESOURCES ENFORCEMENT
33 SOUTH KING STREET, 6TH FLOOR CONVEYANCES
HONOLULU, HAWAII 96613 FORESTRY AND WU)UFE
HISTORIC PRESERVATION
DIVISION
July 24, 1998 LAND R ;`~E'~
WATER AND LAND DEVELOPMENT
Ms. Virginia Goldstein, Director LOG NO: 21825
Planning Department/County of Hawaii DOC NO: 9807PM13
25 Aupuni Street
Hilo, Hawaii 96720
Dear Ms. Goldstein:
SUBJECT: Amended Change of Zone Application (REZ 98-12)
Applicant: Hawaiian Development Corporation
Request: A-5a to CG-20
Lanihau 2 and Moeauoa 2, North Kona, Hawaii Island
TMK:7-5-3:6 and 7
This is in response to your Memo of July 9, 1998 with a request for our comments on
the subject application.
The amended application indicates that the petitioner proposes to use17.060 acres
rather than 14.96 acres. The larger project area does not change any of the comments
in our review of the original application (Hibbard to Goldstein June 24, 1998).
Aloha,
ON ISBARD, Administrator
State Historic Preservation Division
PM:amk
67060
.eae k~
(F r.
BE NJO MIN J. CAYETANO d
LAWRENCE MIKE
GOVERNOR
ULRECTOR OF HEALTH
STATE OF HAWAII '4R JU1'1 2C, Jy
DEPARTMENT OF HEALTH I .
P.O. Box 978 L-
HILO.HAWAII 88721-0918 All
MEMORANDUM
DATE: June 24, 1998
TO: Virginia Goldstein
Planning Director, County of Hawaii
FROM: Aaron Ueno A*A
District Environmental Health Program Chief
SUBJECT: State Land Use Boundary Amendment Application (SLU 98-2)
Request: Agricultural to Urban
Change of Zone application (REZ 98-12)
Request: A-5a to CG-20
Application: Hawaii Development Corporation
Tax Man Key: 7-5-3:6 & 7
The applicant should contact the Army Corps of Engineers (COE) to identify whether a Federal
permit (including a Department of Army (DA) permit) is required for this project. A Section 401
Water Quality Certification (WQC) is required for "Any applicant for Federal license or permit to
conduct any activity including, but not limited to, the construction or operation of facilities, which
may result in any discharge into the navigable waters...," pursuant to Section 401(a)(1) of the
Federal Water Pollution Act (commonly known as the "Clean Water Act (CWA)").
If the project involves the following activities with discharges into State waters, an NPDES
general permit is required for each activity:
a. Discharge of storm water runoff associated with construction activities, including
clearing, grading, and excavation that result in the disturbance of equal to or
greater than five (5) acres of total land area;
b. Construction dewatering effluent;
C. Non-contact cooling water;
t)EkJ90
Virginia Goldstein
June 24, 1998
Page 2
d. Hydrotesting water, and
e. Treated contaminated groundwater from underground storage tank remedial
activity.
The application for NPDES general permit coverage should be submitted to the Director at least
30 days prior to the discharge to State waters.
If there is any type of process wastewater discharge from the facility into State waters, the
applicant may be required to apply for an Individual NPDES permit. The application for an
Individual NPDES permit should be submitted to the Director at least 180 days prior to the
discharge of process wastewater to State waters.
Should you have any further questions regarding this matter, please contact the Engineering
Section of the Clean Water Branch in Honolulu at (808) 586-4309.
Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter
11-46, "Community Noise Control."
a. The contractor must obtain a noise permit if the noise levels from the construction
activities are expected to exceed the allowable levels of the rules.
b. Construction equipment and on-site vehicles requiring an exhaust of gas or air
must be equipped with mufflers.
C, The contractor must comply with the requirements pertaining to construction
activities as specified in the rules and the conditions issued with the permit.
Should there be any questions on this matter, please contact the Department of Health at
933-0917.
Underground Injection Systems (Ph. 5864258) 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."
The Department of Health would support any sewer requirements made by the County of Hawaii
for the proposed project.
WP7.0:SLU98-2.mi
'GP. PUG 3 P19 2 26
~5'' I V( ~'H W
HI~
IANIIMZV ARCHITEM URl. C 6U
ENVIRONMENTAL. MIMES ,
July 30, 1998
Mr. Aaron Ueno, District Environmental Health Program Chief
State of Hawaii, Department of Health
P.O. Box 916
Honolulu, HI 96721-0916
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-12)
REQUEST: A-5a TO CG-10
APPLICANT: HAWAIIAN DEVELOPMENT CORPORATION
TAX MAP KEY: 7-5-03: 6 & 7
Dear Mr. Ueno:
This letter is in response to your memorandum of June 24, 1998 to Virginia Goldstein in which you
provided comments on the subject application.
Per your suggestion, we will be contacting the Army Corps of Engineers to confirm which, if any, Federal
permits would be required for the subject development. The developer, Hawaiian Development
Corporation, its engineer or representative will also coordinate with your office regarding the requirements
for obtaining an NPDES and other environmental permits, as necessary, prior to construction.
Please note that with the recent decision of the Land Use Commission to reclassify the subject property into
the Urban district, the State Land Use District Boundary Amendment Petition that was submitted with the
subject Change of Zone application was rendered moot and has since been withdrawn. Additionally, the
Change of Zone application submitted by HDC has been amended to increase the petition area from 14.96
to approximately 17 acres. This increase to the project area, however, will not significantly alter the
development program or permitting requirements of the project.
On behalf of Hawaiian Development Corporation, we thank you for your comments and recommendations
related to the subject application and look forward to working with you and your staff as we proceed
further with the planning of the proposed Mohala Village Commercial project.
Sinc ely,
J res Leonard, AICP, Managing Director
R HAWAII -Hilo Office
cc: ? V. Goldstein
J. Whitney
R. Wheelock 88
B. Tsukazalki
F. Branq, ,111. Frank Brandt • Thomas S. Witten R. Sian Dnn(m • ILusc 111'. J. Chung
HONOLULU OFFICE
11X11 BISHOP STREET, PACIFIC: TOWER, SUITE Ictl), I ION(H.ULU, HAWAII 1NiK)Y4429
TELEPIIONE: (RIN)521-5641 FAX: (KIIK) 5'4-1 Nq h:Al:\IL: yhl Lirtuluha.ucl
WAILUKU OFFICE I IILU OFFICE
2123 KAOI III STREFT, W:\ILUKU, I IAWAII 9681&22(H III)AUPUNI SFRIX 1. IIII O I-U:OIIN CLNI'ER.SUITE :4141, 1111.(), HAWAII 96720-4276
BENJAMIN J. CAVETANO o - KAZU HAVASHIDA
MVERNOR DIRECTOR
DEPUTY DIRECTORS
BRIAN K. MIN"
,g GLENN M. OKIMOTO
~'O.e. w?..o~f
STATE OF HAWAII IN REPLY REFER TO.
DEPARTMENT OF TRANSPORTATION
869 PUNCHBOWL STREET STP 8.8744
HONOLULU, HAWAII 96813-5097
August 17, 1998
0
Ms. Virginia Goldstein
c~ n
Director
n;
Planning Department
County of Hawaii
25 Aupuni Street, Room 109
Hilo, Hawaii 96720-4252
Dear Ms. Goldstein:
Subject: Hawaii Development Corporation
(Mohala Commercial Village) -
Amendment to Zone Change
Thank you for your transmittal requesting our review of the subject zone change amendment.
The proposed project is anticipated to adversely affect the intersection of Queen Kaahumanu
Highway and Henry Street. The traffic report incorrectly assumes that the DOT's Queen
Kaahumanu Highway widening project will be able to accommodate the proposal, and does not
recommend any mitigation measures. Based on the schedule and scope of the DOT's project, this
is a false assumption.
The applicant should be responsible for required intersection improvements; and should be
advised to coordinate with our Highways Division on the specific requirements and to explore
the opportunities for cost share arrangements.
Thank you for the opportunity to provide comments.
Very truly yours,
XU HAYA IDA
Director of Transportation
i
9P SEP 14 Pt9 1 20
L\NN PIANNING _
L1NpSCAPl: ARCHITECTL Hh-
ENN RONAIENTAL STUDIES -
000?ai ~ l.f' rl+Slhil
September 10, 1998
Ms. Virginia Goldstein, Director
Department of Planning
County of Hawaii
25 Aupuni Street, Suite 109
Hilo, Hawaii 96720-4252
CHANGE OF ZONE APPLICATION (REZ 98-12)
REQUEST: A-5a TO CG-20
APPLICANT: HAWAIIAN DEVELOPMENT CORPORATION (HDC)
TAX MAP KEY: 7-5-3:6 AND 7
Dear Ms. Goldstein:
We would like to provide the following comments and corrections to the items listed in the Hawaii
Planning Department Background Report for the subject application
Item 15, page 3. Based on a recent property survey the area of the total property is 126.253
acres,
Item 23, page 5. Based on field research recently undertaken by the project archaeologist, the
additional sites listed in the inventory survey as potentially significant as
possible burial sites, were found not to contain any burials.
Item 23, page 5. As part of the preparation of the burial treatment plan, the single know burial
site within the property has been determined to be located within the project
site rather than mauka of it, as was stated in the application background
report. A recent survey has determined that the burial site is located near the
mauka, northeastern comer of the project site at approximately the 230 foot
elevation. Treatment of this site will be handled according to the requirements
of Section 43 of Chapter 6E, HRS, related to Historic Preservation. The
Burial Treatment Plan, which is near completion will be submitted to the
DLNR- Historic Site Preservation Division for review and approval, including
review by the Hawaii Island Burial Council. p~
V1'1D. hm,k ISruuh fhoD.... S. A1'luoit • K_ 11.1D IluDreD . R'i"' It 1. I. I.hDUq QSCI S
IIONOLGLU OFFI('E
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IIIIPIh.11 1.11 llJ J'Tn 1A]1I1.i_I'_ 11 11[II'IIUAI n.., "1 IAA i11 "1L1i I
Ms. Virginia Goldstein
TIE: CHANGE OF ZONE APPLICATION (REZ 98-12); HAWAIIAN DEVELOPMENT
CORPORATION; TMK:7-5-3:6 AND 7
September 10, 1998
Page Two
Item 24, page 6. The access road extending form Henry Street to the project boundary (Road
A) has a 60 foot right-of-way (ROW). Although a 36 foot roadway with
curbs gutters, sidewalks is planned, HDC plans to extend the 60 foot ROW
though the project site. In the Department's Background Report a 36 foot
ROW is mentioned on page 6.
We thank you for the opportunity to pro,4de these additional comments.
Sinc rely,
es M. Leonard, AICP
Manging Director
PBR HAWAII-Hilo
cc: R. Wheelock
B.Tsukasaki
J. Whitney
1 -
BENJAMIN J. CAYETANO
KAZL' HAYASHIDA
RECTOR
GOVERNOR DIRECTOR
es M-_,
DEPUTY DIRECTORS
! BRIAN K MINAAI
'q GLENN M. OKIMO
KIMOTO
~oQ4 of
STATE OF HAWAII IN REPLY REFER TO.
DEPARTMENT OF TRANSPORTATION
869 PUNCHBOWL STREET HWY-PS
HONOLULU, HAWAII 96813-5097 2.0962
SEP 18 1998
Ms. Virginia Goldstein f
Director
Planning Department
County of Hawaii
25 Aupuni Street, Room 109
Hilo, Hawaii 96720
Dear Ms. Goldstein:
Subject: Hawaiian Development Corporation (HDC)
Change of Zone Application (REZ 98-12)
Traffic Impact Assessment Report (TIAR)
We understand that since HDC's initial filing for a Change of Zoning, the State Land Use
Commission (SLUC) approved a petition initiated by the County of Hawaii for a district
boundary amendment (Docket No. A94-705) affecting the HDC property and others. We further
understand that as a condition of the SLUC approval, the landowners of the affected properties
are required to receive approval from the Department of Transportation (DOT) for a TIAR prior
to approval of a zoning application.
The applicant, in response to our comments to the project TIAR expressed in my letter of
August 17, 1998, has met with my staff to discuss our concerns and has prepared a revised TIAR
addressing these concerns. Because of the complexities of the transportation issues involved, we
will require additional time to analyze and evaluate the revised traffic study. However, in the
interest of time, we would not object to the County proceeding with its review of the application.
However, HDC must obtain DOT's approval of the revised TIAR prior to receiving final zoning
approval.
Following our review of the revised TIAR, we will be submitting comments to the County,
including recommended roadway improvements needed to mitigate the project generated traffic
impacts, including possible cost sharing in regional transportation system improvements.
08861
i
Ms. Virginia Goldstein HWY-PS 2.0962
Page 2
SEP 18 1998
Should you have any questions regarding this matter, please contact Ronald Tsuzuki, our Head
Planning Engineer, at 587-1830.
Very truly yours,
KAZU HAYASHIDA
Director of Transportation
' qR JUL 7 Pit 1 49
LN'RON :ANII'fE(DI
VNVFNO\pl! NTAI. till nII I
CON h=ll
July 6, 1998
Ms. Virginia Goldstein, Director
Planning Department
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
SUBJECT: AMENDMENT REQUEST
CHANGE OF ZONE APPLICATION (REZ 98-2)
APPLICANT : HAWAIIAN DEVELOPMENT CORPORATION
TAX MAP KEY: 7-5-3:6 & 7
Dear Ms. Goldstein;
On behalf of Hawaiian Development Corporation, this is to request an amendment to the previously
submitted Change of Zone application for the Mohala Commercial Village Project.
With the recent approval by the State Land Use Commission (SLUC) of the County initiated District
Boundary Amendment Petition (Docket A94-7W, the subject property was among those properties
reclassified from the Agricultural to Urban District. This action by the SLUC effectively rendered
moot the State Land Use District Boundary Amendment Petition which was submitted concurrently
with the subject application for an approximately 14.96 acre portion of the property. This petition
will be withdrawn shortly pursuant to a letter request which you will receive from Ben Tsukazaki,
Attorney for Hawaiian Development Corporation.
With the recent urbanization of the full property, the applicant now seeks to amend the previous
application by expanding the petition area from 14.96 acres to approximately 17 acres. In that the
preliminary engineering and traffic impact analysis reports submitted with the application were
prepared on the basis of a maximum potential development of 150,000 square feet of commercial and
retail uses, and the expanded development program will remain less than this planning parameter, no
additional impacts to the project infrastructure requirements are anticipated beyond those described
in the initial application. Additionally, the adjustment to the mauka boundary will not significantly
affect the environmental impacts or, conversely, the proposed mitigation measures as described in the
Background and Environmental Report submitted with the application. Therefore, the assessment of
environmental and technical issues, as addressed in the Report remains unchanged.
W ra. Frank Brandt • Thomas S. Witten R. Stan Duncan • Russell Y.J. Chung
HONOLULU OFFICE (36330
1001 BISHOP STREET, PACIFIC TONER. SUITE fit,(). HONOLITA HAl1bUl96NIS-3429
TELEPHONE. (XIIX) 5245641 FAS. (NUN) 52'41402 E-MAIL P6rhiv5aloLu.na-1
V1'AllUKi OFFICE HILOOFFICE
1123 KOHL' SFREET \1'AILUKL'. HAu All 9679:42204 101 AUPUNI STREET. IJILO L\fiOON CENTER, SUITE 310, 1411-0. IIANA119672U4276
IELLI-IJUNE: (808) 242' 2878 FAX. (808) 2422902 TELEPHONE. (SOP) 961-9333 FAA- (8118) 9014989
Ms. Virginia Goldstein, Director
RE: AMENDMENT REQUEST CHANGE OF ZONE APPLICATION (REZ 98-2)
APPLICANT : HAWAIIAN DEVELOPMENT CORPORATION
TAX MAP KEY: 7-5-3:6 & 7
Page 2
We have enclosed for your reference twenty copies of this letter with an updated Location Map,
Conceptual Site Plan, and Preliminary Subdivision Plan showing the revised project boundary and site
layout. Also enclosed is a revised zoning description for the proposed project from a registered
surveyor, including the following:
• On (1) original vellum map showing the proposed zoning change (from Agriculture A-5a to
General Commercial CG-20)
• One (1) full-scale print of the Change of Zone map
• Twenty (20) reduced (81/2"X11 prints of the Change of Zone map
• A computer diskette with the map description (CADD file)
• A computer diskette with the text description (WordPerfect 6.0 format)
Also, please note a typographic error in our initial application which identified the applicant as Hawaii
Development Corporation. This should be corrected to read: Hawaiian Development Corporation.
Should you have any questions or require additional information regarding the subject application or
amendment request, please contact either myself (961-3333) or Mr. Ben Tsukazaki at Menezes,
Tsukazaki, Yeh and Moore (961-0055).
Sincerely,
Jan s M. Leonard, AICP
aging Director
PBR HAWAII - Hilo Office
Enclosures.
cc: J. Whitney
R. Wheelock
B.Tsukazaki
F. Brandt
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May 27, 1998
Ms. Virginia Goldstein, Planning Director
Planning Department
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
SUBJECT: CHANGE OF ZONE APPLICATION
MOIIALA COMMERCIAL CENTER
KAILUA-KONA, HAWAII
APPLICANT: HAWAII DEVELOPMENT CORPORATION
TMK: (3)7-5-03: PORTIONS OF 6 AND 7
Dear Ms. Goldstein:
On behalf of Hawaii Development Corporation, the enclosed application seeks a Change of Zone
from the current Agricultural (A-5a) to General Commercial (CG-20) designation for an
approximately 14.96 acres parcel located in Kailua-Kona, Hawaii. The project site is directly mauka
of Queen Ka`ahumanu Highway, approximately 2,000 feet north of the Queen Ka`ahumanu/Palani
road junction and accessed from a roadway extension to Henry Street adjacent to the recently
completed Crossroads project.
A State Land Use (SLU) Boundary Amendment Petition, seeking to amend the SLU Agricultural
District by incorporating the affected area as part of the Urban District, is being filed concurrently
with this application. The original and twenty copies of the SLU Boundary Amendment Petition is
enclosed with this submittal. To meet the submittal requirements for this Change of Zone application
enclosed are the following:
1) A check (Check No. 440-2698344) in the amount of $600.00 ($500.00 processing fee, plus
$25.00 per lot [41 or unit proposed by the amendment.)
Wm. FIanL 1}Iandl • Ihumas S. Witten • R. Stan Duncan • Russell A'. 1. Chung
HONOLULU OFFICE
10111 14151101'S1 RLI I. I' V H R: IbV('I'R, S1'M ;50. IIONOIA LU, IIAWAII (I6KI3 9'29
I FI I'.V I )V 0081 921-61[41 4AX (808) 5211402 E-MAIL: pbduF9zlaLz.n,I
N%AD 1'KV OFFIt'I I I I I ( 1 0111 1'
212'3 KA01I1 S I REE I. O' AILCKI I, I I N.N II 9a79 'b 21(11 11)1AIPtNISIRIA1,11110LA(.1ION('.I.NIFR.SI'III VIII. I I I I 0, I IAWAII V69211929b
I ELLFI IOV E'. (908) 21228]8 IAA (8118) 292-2.9D2 1 6LEPI ION E(808) 961:9933 1 'AX'. (MIS) 96 1 1989
Ms. Virginia Goldstein
RE: CHANGE OF ZONE APPLICATION MOHALA COMMERCIAL CENTER
May 27, 1998
Page Two (2)
2) The original and twenty (20) copies of the Change of Zone Application, including
a. Location Map of the property.
b. Conceptual Site Plan with existing and proposed structures.
C. Proposed Zoning Plan (reduced copy).
d. List of names, addresses, Tax Map Key Numbers of surround property owners who
are to receive notice under Section 25.2-4.
e. County Environmental Report prepared for the proposed action according to the
County Planning Department Guidelines.
3) One full-size copy proposed zoning plan with legal description of the property in map and
written form by metes and bounds, as certified by a surveyor.
4) One full size copy of the Conceptual Site Plan.
Should you require an further information or have any questions on the information provided in this
application letter, please do not hesitate to contact either myself at 961-3333 or Mr. Ben Tsukazaki
Esq. of Menezes, Tsukazaki Yeh and Moore at 961-0055.
Sin erely,
~)M= MLE ONARD, AICP
ing Director
PBR Hawaii-Hilo Office
xc: J. Whitney
R. Wheelock
B. Tsukazaki
D. Hulse
COUNTY OF HAWAII
PLANNING DEPARTMENT
CHANGE OF ZONE APPLICATION
(Type or legibly print the requested information)
APPLICANT: Hawaii Devel ent Corporation
APPLICANT'S SIGNATU DATE: 5 -s
J seph I I. 'Whitney, Its President
ADDRESS: 700 BISHOP STREET. SUITE 1000
HONOLULU HAWAII 96813
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: _Joseph II. itney
(rts er si el t,' r_Ms e3- nt, y._d asure
PHONE:(Bus.) (808)599-5720 (Res.) (Fax) (808)526-9537
LANDOWNER(S): SAME AS APPLICANT
LANDOWNER SIGNATURE(S): DATE:
(Maybe by letter)
LANDOWNER(S) ADDRESS: SAME AS ABOVE
REQUEST: Agricultural (A-5a) TO: General Commercial (CG-20)
TAX MAP KEY: Portions of (3)7-5-0306 AND 07
STREET ADDRESS OF PROPERTY: N/A _
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONE: 14.96 Acres t
AGEN'T': PBR Hawaii - Hilo
ADDRESS: Attn: James M. Leonard AICP
101 Aupuni Street. Suite 310
Hilo Hawaii 96720
TELEPHONE: (Bus.) 961-3333 (Res.) (Fax) 961-4989
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Applicant COPIES: 1. James Leonard - PBR Hawaii
@ 101 Aupuni Street, Suite 310
Hilo, Hawaii 96720
2. Ben Tsukazaki, Esq.
@ 100 Pauahi Street, Suite 204
Hilo, Hawaii 96720
ATTACHMENT
Commercial, RM, Resort, & Industrial
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
1. If your request is approved, do you intend to subdivide the subject land in
accordance with the approved change of zone?
Yes
If yes, please answers the rest of question 1 and then to question 3.
a. How may acres of the requested area do you intend to subdivide?
14.96 ± acres
b. Into what lot sizes?
20,000 sq/ft +
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?
12 months
if you intend to subdivide, please submit a preliminary schematic subdivision
plan together with you change of zone application form.
2. If you have no firm plans of subdividing the subject area, do you intend to:
N/A
a. Sell or lease the land to someone who has firm plans?
b. Sell or lease the land to someone who has tentative plans?
C. Sell or lease the land to someone who has no plans?
d. Keep it?
e. Other (Please state)
f. If you intend to do either a, b, or c, please elaborate on the kind of
plans the other party has. Please, also include in you answer
approximately how soon after approval of your rezoning do you
expect to transfer the subject land to another party.
3. What specific building plans do you have for the subject land? Include in your
answer the following: type of building (apartment, office, launderette, etc.),
financing arrangement; timetable for construction; and any other information
which you feel might help us in evaluating your request.
The applicant anticipates a mix of large commercial, retail and service
oriented businesses under lease agreement or pad sale to owner/users.
Following the requested regulatory approvals, which arc anticipate to talke
eight to ten months, construction is expected to commence widiin two
years.
4. Have you performed any study which would demonstrate a need for your
proposed building and/or development?
Yes
If so, please elaborate on your findings in the space provide below.
The applicants own marketing assessment indicates:
1) there is currently a shortage of suitable commercially-zoned, fee-
simple properties in the Kailua-Kona area; and
2) the project site benefits from favorable site locational and regulatory
characteristics which make it ideally suited for the proposed use.
5. Have you performed any study which discusses the environmental impacts
your request would have on the surrounding area and/or the County?
Yes
If so, please elaborate on your findings in the space provide below.
The enclosed County Environmental Report has been prepared meeting the
requirements of Section 25-2-42 of the Hawaii County Code.
6. Are there any buildings on the subject area?
No
If so what kind?
What do you intend to do with those buildings if you request is approved?
N/A
7. Is the subject land currently being use for any agricultural activity?
Yes
If so, please list the kinds of products grown and on how many square feet or
acres of land per product.
The site is used intermittently for cattle grazing.
8. To your knowledge, has there been any flooding and/or drainage problem on
the subject area?
No
If so, please describe the problem.
Section 2.1.8.6 and Appendix D (Engineering Report) of the attached
County Environmental Report provides a detailed description of the
existing drainage characteristic of the property and proposed drainage
system improvements.
9. Do you think that the roads leading to the subject area needs improvements?
No
If so, what kind?
The extension of Henry Street and Road "A" leading to the project site
were recently completed concurrent with the development of the adjacent
Crossroads commercial project and are adequate to meet the needs of the
proposed project.
Is the road adequate for the proposed traffic volume or load?
Yes
Near term improvements are planned by the State DOT to Queen
Kaahumanu Highway and the Henry Street intersection which will mitigate
the currently conjested conditions at this intersection.
10. What sort of governmental assistance and /or improvements do you feel will
be needed in the subject area when developed?
Yes No
a. Schools XX
b. Roads XX
C. Sewer XX
d. Drainage XX
e. Police Protection XX
f. Fire Protection XX
g. Recreational Facilities XX
h. Public Utilities XX
i. Other
For those checked "yes," please elaborate what type or kinds of improvements
and/or assistance are needed.
Planning for the project will need to be coordinated with the County to
insure that police and fire protective services provided in the area are
extended to the project site at the time of development.
Extension of public utilities (sewer, water, power, telephone CATV) to the
project site. Based on the Engineering Report (Appendix D) prepared for
the project, County and public utilities systems in the area appear to
adequate to service the project.
11. Have you performed any historic sites study and/or survey of the subject area?
If so, what were the results? Please, also, submit a copy of the study together
with this change of zone supplement.
Yes
An Archaeological Inventory Survey Report, which has been reviewed and
approved by DLNR Historic Sites Preservation Division, is included as
Appendix C to the enclosed County Environmental Report.
Signature:
Address: q7O ai i Develoment Cor 0 Bishop Street, Suite 100
Honolulu. Hawaii 96813
Telephone: (808) 526-9537
Date: S K-9
LOT 6-A
LAND SITUATED NORTH OF QUEEN KA'AHUMANU HIGHWAY EXTENSION
AND EAST OF CROSSROADS SUBDIVISION ADJOINING
LOTS 1 THROUGH 5
AT LANIHAU 2ND AND MOEAUOA 2ND
NORTH KONA, HAWAII, HAWAII
BEING PORTIONS OF ROYAL PATENT GRANT 1861, APANA 1
TO KAHIAMOE
AND ROYAL PATENT 8126
LAND COMMISSION AWARD 9981, APANA 27
TO W. P. LELEIOHOKU
Beginning at the Southwesterly corner of this parcel of land, being on the East side of
Lot 3, the coordinates of said point of beginning referred to Government Survey Triangulation Station
KAILUA (NORTH MERIDIAN) being 511.32 feet North and 2,210.50 feet East and running by azimuths
measured clockwise from True South:
Thence, along the Great Wall of Kuakini, along the
Crossroads Subdivision for the following 27 courses;
1. 1470 02' 00" 126.60 feet along Lot 1 to a point;
2. 1630 43' 00" 40.60 feet along Lot 1 to a point;
3. 1910 45' 00" 4.80 feet along Lot 1 to a point;
4. 1750 26' 00" 41.65 feet along Lot 1 to a point;
5. 1790 32' 00" 62.00 feet along Lot 1 to a point;
6. 1670 59' 00" 8.10 feet along Lot 1 to a point;
7. 1790 25' 00" 34.69 feet along Lot 1 to a point;
8. 1710 57' 00" 54.32 feet along Lot 1 to a point;
9. 1710 57' 00" 7.83 feet along Lot 2 to a point;
-Iof4-
DON McINTOSH CONSULTING TMK: (3) 7-5-03: Por. 6 & 7
P. 0. Box 58
Kailua-Kona, Hawaii 96745-0058 JOB NO: 2052-97
10. 1720 08' 00" 38.40 feet along Lot 2 to a point;
11. 1790 09' 00" 50.70 feet along Lot 2 to a point;
12. 1720 19' 00" 10.40 feet along Lot 2 to a point;
13. 1740 48' 00" 25.06 feet along Lot 2 to a point;
14. 1740 48' 00" 6.35 feet along Lot 3 to a point;
15. 1820 04' 00" 40.78 feet along Lot 3 to a point;
16. 1740 23' 00" 50.90 feet along Lot 3 to a point;
17. 1700 26' 00" 23.45 feet along Lot 3 to a point;
18. 1700 26' 00" 26.81 feet along the end of a 60-feet wide roadway to a point;
19. 1760 02' 00" 33.27 feet along the end of a 60-feet wide roadway to a point;
20. 1760 02' 00" 1.32 feet along Lot 4 to a point;
21. 1690 10, 00" 56.20 feet along Lot 4 to a point;
22. 1760 00' 00" 39.80 feet along Lot 4 to a point;
23. 1690 01' 00" 45.80 feet along Lot 4 to a point;
24. 1740 07' 00" 48.96 feet along Lot 4 to a point;
25. 1740 07' 00" 10.34 feet along Lot 5 to a point;
26. 1730 34' 00" 33.10 feet along Lot 5 to a point;
27. 1740 13' 00" 49.90 feet along Lot 5 to a point;
Thence, along a stonewall, along L. C. Award 8559-6,
Apana 11, along Lanihau 1st. for the following four (4)
courses;
-2OF4-
DON McINTOSH CONSULTING TMK: (3) 7-5-03: Por. 6 & 7
P. O. Box 58
Kailua-Kona, Hawaii 96745-0058 JOB NO: 2052-97
v 28. 2560 46' 05" 63.22 feet to a point;
29. 2700 28' 00" 29.75 feet to a point;
30. 2630 08' 10" 191.54 feet to a point;
31. 2630 34' 29" 110.11 feet to a point;
Thence, around the archeology site, along the
remainder of R. P. Grant 1861, Apana 1 to
Kahiamoe for the following five (5) courses;
32. 060 41' 00" 95.78 feet to a point;
33. 3180 43' 00" 65.01 feet to a point;
34. 2470 38' 00" 70.01 feet to a point;
35. 1960 18' 00" 64.81 feet to a point;
36. 1690 31' 00" 71.56 feet to a point;
Thence, along a stonewall, along L. C. Award 8559-B,
Apana 11, along Lanihau 1st. for the following four (4)
courses;
37. 2540 24' 43" 157.32 feet to a point;
38. 2590 06' 00" 42.83 feet to a point;
39. 2620 04' 00" 20.74 feet to a point;
40. 2560 08' 00" 30.00 feet to a point;
41. 3370 57' 47" 617.38 feet along Lot 6-13 to a point;
42. 580 05' 05" 117.80 feet to a point;
43. 570 39' 40" 369.99 feet to a point;
44. 570 53' 10" 251.19 feet to a point;
-3of4-
DON McINTOSH CONSULTING TMK: (3) 7-5-03: Por. 6 & 7
P. O. Box 58
Kailua-Kona, Hawaii 96745-0058 JOB NO: 2052-97
4
45. 600 56' 18" 213.75 feet to the point of beginning and containing an area of
14.983 acres to a point;
,p C. l440,41/) DON McINTOSH CONSULTING
o
LICENSED NI
3---/ PROFESSIONAL
£LAND � i •
URVEYOR *
asea Donald C. McIntosh, L. P. L. S. #4968
No.y 'An 6P' Consultant-Planner, Developments
Kailua-Kona, Hawaii
REVISED May 15, 1998 (replaces Description dated January 15, 1998)
NOTE: The above description was written from available recorded maps and descriptions of the
described property and adjoining properties.
- 4 of 4 -
DON McINTOSH CONSULTING TMK: (3) 7-5-03: Por. 6 &7
P. O. Box 58
Kailua-Kona, Hawaii 96745-0058 JOB NO: 2052-97
KEAHOLE PT ' ` /ice Y Rr/ r ,'ll dl is - i~r
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HONOKOHA
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KONA ENLARGED
ABOVE
KEAUWUBA k...
NAALEHU
ISLAND OF HAWAII
NO SCALE
FIGURE 1
Regional Location Map
MOHALA COMMERCIAL VILLAGE
0 4000 8000
Source: USGS, 1982 ® Feet May 1998
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MOHALA COMMERCIAL VILLAGE
CHANGE OF ZONE APPLICATION
LIST OF SURROUNDING PROPERTY OWNERS
7-5-3:10 7-5-2:26 7-5-3:27
Clarence Rapoza elal The Salvation Army John C. Rapoza
PO Box 1287 PO Box 620 PO Box 4549
Kailua- Kona, III 96745 Honolulu, Hawaii 96809 Kailua-Kona, HI 96745
7-5-3:05 7-5-3:5 7-5-4:06
Caroline K. Smith etal I Ielen Watt David DeLuz/Robert Iwamoto
PO Box 1082 PO Box 91 680 Iwilci Rd. #700
Kailua-Kona, HI 96745-1082 Kailua-Kona, HI 96740 Honolulu, HI 96817
7-5-4:06 7-5-4:07 7-5-4:07
Auto Import of Hawaii Inc. KKI Inc. KKI Inc.
811 Kanolehun St. 1418 Kamole Pl. Lanihau Properties LP
Hilo, HI 96720 Honolulu, fit 96821 345 Queen St., #400
Honolulu, HI 96813
7-5-4:19 7-5-4:43 7-5-4:54
Maryl Development Inc. Wal-Mart Stores Inc. #2321 Duplicate
PO Box 1928 c/o Properly Tax Dept. #8013 TMK 7-5-4:07
Kailua-Kona, 11196745 702 S.W. 8th St.
Bentonville, AR 72716-8013
7-5-4:56 7-5-4:56 7-5-4:58
Duplicate Lanihau Center Venture Maryl Development, Inc.
TMK 7-5-4:07 345 Queen St. #400 76-6831 AN Dr. Ste. K-15
Honolulu, 11196813 Kailua-Kona, HI 96740
7-5-4:59 7-5-4:60 7-5-4:61
Duplicate Central Pacific Bank Lyontree Equity Exchange
TMK 7-5-4:58 220 S. King St., Suite 1501 Mr. A. Duncan King
Honolulu, HI 96813 2471 E. Bayshore Rd. #501
Palo Alto, CA 94303
7-5-4:62 7-5-4:63 7-5-4:61
Betty Lau c/o Lau Enterprises County of Hawaii Duplicate
6176 May Way 25 Aupuni Street TMK 7-5-4:58
Honolulu, HI 96821 Hilo, HI 96720
7-5-22:126 7-5-22:127 7-5-22:128
Robert Corsair Business Acument Assoc. Inc. Kona Land Hui
75-5719 Alii Drive 929 Ahana Sir. Ste, 202 2924 Ala Puawa Pl.
Kailua-Kona, lit 96740 Honolulu, HI 96814 Honolulu, 111 96818
tip. vt:
7-5-22:129 7-5-22:130 7-5-22:131
Terry Patrick Duplicate Melvin Y. Mabuni
21657 Pacific Coast Highway TMK 7-5-22:126 c/o Kalama Realty Inc.
Malibu, Ca 90265 75-183 Kalani St.
Kailua-Kona, HI 96740-1838
7-5-22:154 7-5-22:155 7-5-22:156
Damien/Mary Wong Douglas G. Amold Douglas G. Amold/B.L. Stahly
75-5699 Alii Dr. 75-209 Ala Onaona St 75-209 Ala Onaona St
Kailua-Kona, HI 96740 Kailua-Kona, HI 96740 Kailua-Kona, 11196740
7-5-22:157 7-5-22:158 7-5-37:01
Okano Family Partners Dave/Ellen Purcell etal Malulani Gardens S/D LLC
524 Kalaniakoa St. 75-205C Ala Onaona St. 78-6980 Kaluna St. #135
Hilo, HI 96720 Kailua-Kona, HI 96740 Kailua-Kona, III 96740
7-5-37:02 7-5-37:03 7-5-37:04
Gregory a./Sharon 1. Clark Duplicate Duplicate
Box 4311 TMK 7-5-37:01 TMK 7-5-37:01
Dubai, United Arab Emirates
7-5-37:05 7-5-37:06 7-5-37:07
Duplicate Duplicate Duplicate
TMK 7-5-37:01 TMK 7-5-37:01 TMK 7-5-37:01
7-5-37:05 7-5-37:09 7-5-37:10
Derek/Carol Hamada Duplicate Duplicate
PO Box 3093 TMK 7-5-37:01 TMK 7-5-37:01
Kailua-Kona, HI 96745-3093
7-5-37:11 7-5-37:12 7-5-37:13
Duplicate Duplicate Duplicate
TMK 7-5-37:01 TMK 7.5-37:01 TMK 7-5-37:01
7-5-3:14 7-5-367:15 7-5-37:16
Duplicate Duplicate Patrick K. Greenwell
TMK 7-5-37:01 TMK 7-5-37:01 76-6201 Alii Drive
Kailua-Kona, 111 96740
7-5-37:17 thru 44 inclusive 7-5-37:45 7-5-37:46
Duplicate Brian R. Cook Development Duplicate
TMK 7-5-37:01 78-6980 Kaluna St. #135 TMK 7-5-37:45
Kailua-Kona, HI 96740
7-5-3:03
Duplicate
TMK 7-5-37:01