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HomeMy WebLinkAboutCOM 1048.000 1996-1998 William G. Davis Stephen K. Yamashiro Managing Director Mayor Henry Cho a+j,•. ydc Deputy Managing Director I Count of ptsfunii 25 Aupuni Street, Room 215 • Hilo, Hawaii 96 72 0-4252 • (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 October 26, 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 98-17) Applicant: Dianne Jamieson-Feeney Request: A-40a to A-5a Tax Map Key: 6-4-2:3 ? State Land Use Boundary Amendment Application (SLU 98-6) Request: Agricultural to Urban Change of Zone Application (REZ 98-22) Request: A-5a to RS-10 and CV-7.5 Applicant: Parker Ranch, Inc. Tax Map Key: 64-01:Portion of 42 Change of Zone Application (REZ 98-20) Applicant: Mr. and Mrs. James William Cardin Request: A-20a to FA-3a Tax Map Key: 7-3-25:15 Change of Zone Application (REZ 98-21) Applicant: Mr. Kenneth K. Leong Request: A-5a to FA-la Tax Map Key: 744:33 OOMU& No. +Mle No.- N Ref. To: OCT ° 7 1999' Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 October 26, 1998 Change of Zone Application (REZ 98-15) Request: Open to Project District Applicant: Kaupulehu Developments Tax Man Key: 7-2-3, Portion of I 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, phen K Y shim Mayor Enclosures cc: Planning Department 6,~ts 3; ;3 <a'1 MtY OR N Stephen K. Yamashiro Mayor ~•OF N~~ daunfu of pufunit PLANNING CONMSSION r 25 Aupuni Street, Room 109 • Hilo, Hewdi 967204252 (SOB) %1-8288 Pia (SOB) %1•%15 Oct 2 6 1999 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: State Land Use Boundary Amendment Application (SLU 98-6) Request: Agricultural to Urban Change of Zone Application (REZ 98-22) Request: A-5a to RS-10 and CV-7.5 Applicant: Parker Ranch, Inc. Tax Man Key: 6-4-01:Portion of 42 The Planning Commission, after a duly held public hearing on October 16, 1998, voted to recommend for your approval the proposed legislative bills to change the State Land Use Boundary Amendment from an Agricultural to Urban district for approximately 4.613 acres of land, and a Change of Zone by changing the district classification from Agricultural (A-5a) to Single Family Residential (RS-10) and Village Commercial (CV-7.5) for approximately 11.469 acres of land. The property is located on the north side of Mamalahoa Highway adjacent (west) to the Goodyear Tire Center and approximately 1,600 feet east of the Mamalahoa Highway-Kamamalu Street intersection, Puukapu Homesteads First Series, Puukapu, Waimea, South Kohala, Hawaii. The Commission concurs with the following findings as recommended by the Planning Director: STATE LAND USE BOUNDARY AMENDMENT The approval of the reclassification from the State Land Use Agricultural to the Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules, the County General Plan and the Hawaii State Plan. According to the Land Use Commission Rules, one of the standards for considering an area for urban reclassification states that "In determining urban growth for the next ten years, or in amending the boundary, land contiguous with existing urban areas shall be given more consideration than non-contiguous land, and particularly when indicated for future urban use on state or Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 county general plans. " The subject property does conform to this standard as it is proximate to the already urban subdivisions. The subject property is also contiguous to the existing urban areas. The Lucy Henriques Medical Center, North Hawaii Community Hospital, Canada-Franc and Keck Astronomical Observatories base facilities, Parker School, Hawaii Preparatory Academy, Parker Ranch Center, Waimea Shopping Center and numerous other commercial facilities are within the area. The Urban boundary request also conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates this area as Low Density Urban Development. Low Density Urban Development designation refers to single family residential in character, ancillary community and public uses and convenience type commercial uses. This designation does not refer to density limitations; however, this designation generally has been at a density of 4 units per acre. This request is to allow an urban development, of single family residences. The applicant intends to create approximately 24 lots ranging in six from 13,000 square feet to just under 20,000 square feet. Sixteen of these lots are intended to be offered for sale to Parker Ranch employees as part of its employee housing program. The balance of the lots will be sold at market value to cover the cost of the development and to provide income to Parker Ranch in accordance with its Trust mandates. The area fronting Mamalahoa Highway is designated Medium Density Urban Development. Medium Density Urban Development refers to Village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre). The proposed commercial area is planned to be subdivided into two lots and leased or sold for convenience commercial activities. Possible uses include a service station, convenience store, or restaurant to provide services that can benefit the neighborhood. This boundary amendment request is to allow an urban development, for commercial uses and a planned low-density residential subdivision. The LUPAG Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationship between the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The area under consideration is consistent with the urban form established for this section of the South Kohala District as depicted on the LUPAG Map. The Waimea Design Plan, adopted by the Planning Commission in 1986, recommends the area for commercial uses. Single Family residential houses are permitted uses within commercial zoned areas. This proposed development would not impact the immediate adjacent properties as lands are a mix of Neighborhood Commercial (CN-7.5) and Agricultural (A-5a). To the south is the Department of Hawaiian Home Lands Kuhio Village which is zoned Single Family Residential (RS-10) and several non-conforming subdivisions to the east with lots between 7,500 to 10,000 square feet. Uses include various single-family residential, commercial, and agricultural uses. The Goodyear Store and Kamuela Liquor Store are situated immediately to the west of the project area. The Waimea Civic Center is situated approximately 2,000 feet west of the project area. Approximately 7.7 acres of the project area fronting Mamalahoa Highway is already within the State Land Use Urban District. Consequently, the proposed reclassification is for a similar urban land use designation. Thus, the requested boundary amendment would be in the direction of fulfilling the medium density range plans, in this particular case. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 The property is situated within close proximity to the employment center of Waimea. The subject reclassification is for land adjacent to the major urban/retail/employment centers of Waimea and, thereby, conforms with the Land Use Commission Rules which encourages urban developments in close proximity to existing developments and in close proximity to existing services and facilities. The property is or will be provided with all utilities and services which are essential to accommodate urban development. Water service is available to the property via connection to the County waterline from Mamalahoa Highway. Access to the property would be off of Mamalahoa Highway. Electrical service is available to the property from Hawaii Electric Light Co. Inc., and telephone service is available from GTE Hawaiian Tel. The property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The Flood Insurance Rate Map (FIRM) designates most of the property in Zone X, areas determined to be outside the 500 year flood plain. The remainder portion of less than an acre near the highway is within the flood plain of Lanimaumau Stream. It is classified as Zone A, which are areas subject to inundation by the 100-year flood. There are no known drainage improvements on site. The project will be developed in full compliance with the flood control measures. Any improvements to the property must comply with Chapter 27 of the County Code relating to Flood Hazard Control. Thus, the reclassification does meet with the standard which states that the lands included within the Urban District shall be those with satisfactory topography and drainage and reasonably free from the danger of floods, tsunami and unstable soil conditions and other adverse environmental effects." While the subject property is within the State Land Use Agricultural and County's Agricultural (A-5a) zoned districts, it is not currently being used for active agricultural purposes. The State of Hawaii ALISH Map classifies the property as "existing urban development. " The Land Use Study Bureau's Overall Master Productivity Rating for the soils is "C" or Fair. The area has been used historically for warehouse purposes and employee housing. Therefore, the reclassification of this 4.613-acre area from the Agricultural to the Urban designation will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. From a land use perspective, it is a more feasible alternative to infill urban development within this particular area of South Kohala. In doing so, it would tend to alleviate the conversion of more productive agricultural lands in more appropriate locations within the South Kohala area for Low Density Urban type uses. Furthermore, an Urban classification would complement the existing and future single family residential land use patterns of the surrounding properties in view of the surrounding Single Family Residential (RS-10) zoned lands to the south of the project area. Finally, it should also he noted that the reclassification action would conform to the following goals, objectives and/or policies articulated in the Hawaii State Plan: Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 a. Achieve 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. b. Encourage urban developments in close proximity to existing services and facilities. Based on the above, the approval of the State Land Use Boundary Amendment to the Urban District complements the State Land Use District Regulations and is supportive of the State of Hawaii Plan. 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. The proposed request from an Agricultural (A-5a) to Single Family Residential (RS-10) and Village Commercial (CV-7.5) zoned districts will conform to the following goals, policies and standards of the Land Use Element of the General Plan. Land use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It is also intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following: Land Use * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 * The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Zoning requests shall he reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. The proposed change of zone will conform to the goals, policies and standards of the Single Family Residential and Housing Elements of the General Plan. Single-Family Residential * To maximize choices of single-family residential lots and/or housing for residents of the County. * To ensure compatible uses within and adjacent to single-family residential zoned areas. * To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. * The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies and standards. * Areas shall have basic improvements and amenities necessary for immediate use. * Areas shall be limited to low-density and medium density residential uses. The applicants are also proposing to develop a 24-lot Single Family Residential subdivision in the rear portion of the subject property. The proposed request would complement the following Housing Element goals and policies by creating a mix of residential housing opportunities, maintaining a housing supply that allows a variety of choice and by providing housing units for the employees of the Parker Ranch Trust. The Parker Ranch Employee Housing Program (BHP) provides lots to eligible ranch employees to provide home ownership opportunities. Employees with a minimum of five years of service are eligible for the EHP, as lots are available. The employees are responsible for paying for improvement costs of the lots. However, the land is amortized and forgiven over the next 20 years by 5 percent for each year the employee works, so that after 20 years, there is no land cost. Housine * Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 * Attain a diversity of socio-economic housing mix throughout the different parts of the County. * Maintain a housing supply which allows a variety of choice. * Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. * Improve and maintain the quality and affordability of the existing housing stock. * Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. * Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background and income. * The County shall work with, encourage and support the private sector efforts in the provision of affordable housing. The proposed request would be consistent with the following goals and policies of the Economic Element of the General Plan. 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 applicants' objective is to develop 1.166 acres for village commercial uses on the subject property. The lot will be subdivided into two lots and leased or sold for convenience commercial activities. Possible uses include a service station, convenience store, or restaurant to provide services that can benefit the neighborhood. The proposed change of zone request would further the County's goals of providing an Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 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 project's low-scale design makes it compatible with the surrounding environment with minimal social impact. 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. Additionally, in the General Plan, a Course of Action for commercial development within the South Kohala District recommends that "Appropriately located commercial zoned lands shall be allocated as the need arises." This request would be consistent with the urban form depicted for South Kohala in that it would add commercial uses serving the surrounding region in close proximity to other similar commercial zoned districts and activities. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The area fronting Mamalahoa Highway is designated Medium Density Urban Development. Medium Density Urban Development refers to Village and neighborhood commercial and residential and related functions, three -story commercial and residential - up to 35 units per acre. The balance of the area is designated Low Density Urban Development. Low Density Urban Development designation refers to single family residential in character, ancillary community and public uses and convenience type commercial uses. This designation does not refer to density limitations however, this designation generally has been at a density of 4 units per acre. This proposed village commercial and single family residential development will provide the framework of a concentration of urban activities occurring in an orderly manner commensurate with the Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 provision of necessary infrastructure. Therefore, it is determined that the request is consistent with the medium and low density form depicted on the LUPAG Map for this area of South Kohala. The subject property 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 immediate vicinity, as well as for the rest of the residents of the island of Hawaii. The Agricultural Lands of Importance to the State of Hawaii (ALISH) System has classified a portion of the subject property located within 100 to 200 feet of the Mamalahoa Highway as existing urban development. The remainder of the property is classified as "Other Important Agricultural lands." Soils within the subject property are classified as "B" (Good), portion fronting Mamalahoa Highway, and "C" (Fair), remainder of the property, for agricultural productivity by the Land Study Bureau. Although classified as "B" soils, the front approximately 7.7 acres of the subject property are already situated within the State Land Use Urban district. The surrounding properties are also in the County's Neighborhood Commercial (CN-7.5), Single Family Residential (RS-10), Agricultural (A-5a) zoned districts and State Land Use Urban and Agricultural districts. Access to the project site is off of Mamalahoa Highway which has a right-of-way width of 60 feet with a 20-foot pavement. According to the applicant, access for the proposed subdivision will be via a private road. Sidewalk improvements are proposed along the west side of the street to the north end of the Village Commercial (CV-7.5) zoned district. In addition, the intersection with Mamalahoa Highway will be channelized and improvements along the property's frontage would include pavement widening, any necessary transitions and striping, drainage improvements and relocation of utilities in conformance with Department of Public Works. These improvements shall be included as a condition of approval of the change of zone request. The applicant will also complete its proposed project in compliance with all of the codes and standards referenced above. Therefore, the proposed rezoning and development will complement the land usage within the community and neighborhood it is proposed to be located in. The subject property is located within an area adequately served with essential services and facilities such as water and other utilities. Water is provided by an existing 8-inch and 12-inch waterlines that fronts the subject property. Parker Ranch has drilled a water well to the north of project area. This well is in the process of being connected to the County water system and will provide reliable water source for this area. According to the Department of Health, the property is situated within the Critical Wastewater Disposal Area and therefore, the applicant would be required to dispose wastewater into septic tank system. The above public improvements by the applicant would complement the proposed single family and commercial development to fit into the locale with minimal intrusion while providing the desired housing development, as well as incorporating appropriate infrastructure and design concerns of the development. Impacts associated with this single family and commercial development such as historical, visual, traffic, Honorable James Y. Arakaki, Chairman and Members of the County Council Page 9 drainage and design concerns have been assessed and will be mitigated through conditions of approval. Therefore, the request would not unreasonably burden the public agencies to provide roads and streets, water, drainage, school improvements, and police and fire protection. Finally, because the subject property and surrounding areas have been extensively altered with urban development, it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the subject property, nor has the area been identified as a significant botanical or biological habitat. In addition, it is also not anticipated that the proposed development will have any adverse impact on cultural or historical resources. Most of the subject property is located within Zone X, area determined to be outside the 500-year flood plain, the remainder portion of less than an acre near the highway is within the flood plain of Lanimaumau Stream. It is classified as Zone A, which are areas subject to inundation by the 100-year flood. The Department of Public Works, Engineering Division recommends that a drainage study be prepared and submitted for review. Based on the above findings, approval of this change of zone request from Agricultural-5a to Single Family Residential (RS-10) and Village Commercial (CV-7.5) zoned districts would result in an appropriate land use pattern that will further the benefit of the general public. For your favorable consideration, an amendment to the SLU Boundaries Map H-25, and an amendment to Section 25-8-11 (Lalamilo -Puukapu Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code are transmitted. We are enclosing a copy of the applications, a copy of the staff background and additional testimony for your information. Sincerely, / Kevin M. Balog, Chairman Planning Commission UarkeOI PC Enclosures cc: Mr. William L. Moore Mr. Melvin B. Hewett Department of Public Works Department of Water Supply Kazu Hayashida/DOT-Highways, Honolulu State Land Use Commission West Hawaii Office 14111 z CN ti 1 ° b n epp e r"• ~ ~d h~d1 1•~ c e o ~ ` tld ~ ~F Y i~ ° N Qi ~ h t1 4 ` d d s FI V p V ate' t 6.~1? Arnold and Tracey Akan P.O. Box 1045 v:~c'd Read " Kamuela, Hawaii 96743 x7rr fir„ 885-4650 October 15, 1998 Mr. Kevin Balog, Chairman Hawaii County Planning Commission 25 Aupuni Street Hilo, Hawaii 96720 RE: Change of Zone Application (REZ 98-22) State Land Use Boundary Amendment Application (SLU 98-6) TMK: 6-4-1: portion of 42 We have been an employees at Parker Ranch for a combined total of over 30 years. For over the last 20 years, we have lived in Ranch housing on the lands that Parker Ranch is rezoning. We ask that you approve the rezoning. If it is approved, we will be given an opportunity to purchase the home we have been renting for all of these years. My fellow employees will also have a chance to own a lot and build their own homes. Without the Parker Ranch Employee Housing Program, we could never afford to own a home in Waimea. Mahalo for your kokua. Arnold and Tracey Akau V puuk spuWnul.doc a 11.4. ~fl Keoki and Na'alei Liana Y P.O. Box 1472 Kamuela, Hawaii 96743 885-7238 October 15, 1998 Mr. Kevin Balog, Chairman Hawaii County Planning Commission 25 Aupuni Street Hilo, Hawaii 96720 RE: Change of Zone Application (REZ 98-22) State Land Use Boundary Amendment Application (SLU 98-6) TMK: 6-4-1: portion of 42 I have been an employee at Parker Ranch for over 23 years. For over the last 20 years, I have lived in Ranch housing on the lands that Parker Ranch is rezoning. I ask that you approve the rezoning. If it is approved, my wife and I will be given an opportunity to purchase the home we have been renting for all of these years. My fellow employees will also have a chance to own a lot and build their own homes. Without the Parker Ranch Employee Housing Program, we could never afford to own a home in Waimea. c~ Mahalo for your kokua./'C~4" r Keoki and Na'alei Liana puukspuVaokil.doc WILLIAM L. MOORE PLANNING 159 HALAI STREET HILO, HAWAII 96720 (808) 935-0311/Fax (808) 934-0162 October 13, 1998 Virginia Goldstein, Director County of Hawaii Planning Department 25 Aupuni Street Hilo, Hawaii 96720 Dear Ms. Goldstein: Subject: State Land Use Boundary Amendment Application (98-6) Change of Zone Application (REZ 98-22) Parker Ranch, Inc. TMK: 6-4-01: portion of 42 This is to acknowledge receipt of a copy of the letter dated September 30, 1998 from the State Land Use Commission regarding State Land Use Boundary Amendment from Agricultural to Urban and the Change of Zone application from A-5a to RS-10 and CV-7.5, Puukapu Homesteads, South Kohala, Hawaii Island. As you are aware, we recently received a boundary interpretation from the Land Use Commission that determined the boundary between the State Land Use "Agricultural" and "Urban" district. Based on this boundary interpretation, Engineers Surveyors Hawaii, Inc. calculated the total area proposed to be reclassified from "Agricultural" to "Urban" and prepared a metes and bounds description of this area, which totaled 4.613 acres. This metes and bounds description and accompanying map was transmitted to you on October 2, 1998. For your information, this area supercedes the earlier estimate of approximately 3.8 acres which was based on an estimation of the State Land Use boundary and calculation of the land area therein. While the actual area proposed to be reclassified to Urban has increased over the original estimate, we do no believe there is any change in impact resulting from the difference in acreage. Please call me if you have any questions on this matter. Sincerely, William L. Moore cc: Esther Ueda, Executive Officer, Land Use Commission Mel Hewett, Trustee, Parker Ranch 009G:Jy 8ParkeO Lemm/rhy-10105/98 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT PARKER RANCH, INC. STATE LAND USE BOUNDARY AMENDMENT'APPLICATION (SLU 95-6) CHANGE OF ZONE APPLICATION (REZ 98-22) PARKER RANCH, INC. has submitted applications for a State Land Use Boundary Amendment from an Agricultural to Urban District for approximately 4.613 acres of land, and a Change of Zone by changing the district classification from Agricultural (A-5a) to Single Family Residential (RS-10) and Village Commercial (CV-7.5) for approximately 11.469 acres of land. The property is located on the north side of Mamalahoa Highway adjacent (west) to the Goodyear Tire Center and approximately 1,600 feet east of the Mamalahoa Highway- Kamamalu Street, Puukapu Homesteads, First Series, Puukapu, Waimea, South Kohala, Hawaii, TMK: 6-4-1: Portion of 42. GENERAL INFORMATION 1. Ownership: Parker Ranch Inc. is the owner of the subject property. PROPOSED DEVELOPMENT 2. Request: The applicant is proposing to change the existing Agricultural land use designation to Urban for approximately 4.613 acres of land and a Change of Zone by changing the district classification from Agricultural (A-5a) to Single Family Residential (RS-10) and Village Commercial (CV-7.5) for approximately 11.469 acres. 3. Objectives: "The project area is part of the lands that were placed in the Parker Ranch Foundation Trust that was created upon the death of Richard Smart. The Trust was established to benefit the residents of Waimea through contributions to education, culture and health services. The beneficiaries of the Trust are Parker School, Hawaii Preparatory Academy, Lucy Henriques Medical Center, North Hawaii Community Hospital and the Hawaii Community Foundation. "If approved, the applicant intends to subdivide the proposed RS-10 zoned area into approximately 24 lots ranging in size from approximately 13,000 square feet to just under 20,000 square feet. The CV-7.5 zoned area is proposed to be subdivided into ATTACH. C-1048 (B-328 & 329) two lots and leased or sold for convenience commercial activities. Possible uses include a service station, convenience store, or restaurant to provide services that can benefit the neighborhood." 4. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit A - State Land Use Boundary Amendment and Change of Zone Applications) STATE AND COUNTY PLANS 5. SLU: Urban and Agricultural. 6. Hawaii State Plan Consistency: Economy, Population, Physical Environment, Land and Air Quality, Water, Facility Systems for Solid and Liquid Wastes, Socio-Cultural Advancement (Housing) objectives and policies. 7. General Plan Consistency: Economic, Housing, Environmental Quality, Land Use Residential Elements and Commercial goals, policies and courses of action for South Kohala. 8. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: The area fronting Mamalahoa Highway is designated Medium Density Urban Development. Medium Density Urban Development refers to Village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre). The balance of the area is designated Low Density Urban Development. Low Density Urban Development designation refers to single family residential in character, ancillary community and public uses and convenience type commercial uses. This designation does not refer to density limitations however, this designation generally has been at a density of 4 units per acre. 9. County Zoning: The property is currently zoned Agricultural-5 acre (A-5a). 10. Waimea Design Plan: The subject property is designated for commercial uses by the Waimea Design Plan. 11. SMA: The property is not situated within the Special Management Area. DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA 12. Property: The project area is a portion of a 32.725 acre parcel which is in the process -2- of being subdivided under Subdivision No. 96-26 which has received Tentative Approval on July 8, 1996. The property is rectangular shaped with three existing single family dwellings and other related improvements. 13. Surrounding Zoning/Land Uses: Lands to the east and west are zoned Neighborhood Commercial (CN-7.5). Surrounding land are zoned Agricultural (A-5a). To the south is the Department of Hawaiian Home Lands Kuhio Village and several non-conforming subdivisions to the east with lots between 7,500 to 10,000 square feet. Uses include various single-family residential, commercial and agricultural uses. 14. FIRM: Most of the subject property is located within Zone X, area determined to be outside the 500-year flood plain, the remainder portion of less than an acre near the highway is within the flood plain of Lanimaumau Stream. It is classified as Zone A, which are areas subject to inundation by the 100-year flood. 15. Agricultural Lands of Importance to the State of Hawaii (ALISH) System: A portion of the subject property located within 100 to 200 feet from the Mamalahoa Highway are classified as existing urban development. Immediately mauka of the existing urban area are areas classified as "Other Important Agricultural lands". 16. U.S. Soil Survey: There are two types of soil on the subject property. The soils nearest the highway are classified as Kikoni very fine sandy loam (KXC). This soil is very dark brown very fine sandy loam about 6 inches thick. The subsoil is about 44 inches thick and consist of dark-brown and dark, reddish-brown very fine sandy loam and silt loam. The surface layer is neutral, and the subsoil is mildly alkaline. The surface is extremely stony in places. 17. Land Study Bureau's Detailed Land Classification System: Soils within the subject property are classified as "B" (Good), portion fronting Mamalahoa Highway, and "C" (Fair), remainder of the property, for agricultural productivity. 18. Flora/Fauna Resources: According to the applicants' Environmental Report, "...No rare, threatened or endangered species as listed by the U.S. Fish and Wildlife Service are present on the parcel, nor are there unique or valuable wildlife habitats." 19. Archaeological Resou.ces: According to the applicant's Environmental Report, "...no -3- historic or archaeological sites were present on the parcel. The property has been used for pasture and residential purposes for many years. Therefore, the proposed action will not have any effect on significant historic sites. There is a burial plot immediately to the north of the project area. The Island Hawaii Burial Council has approved a Burial Treatment Plan for the preservation and protection of this area. A condition will be included to require the notification of the Department of Land and Natural Resources-Historic Preservation Division (DLNR-HPD) should any archaeological sites be encountered during the course of development. PUBLIC UTILITIES AND SERVICES 20. Access: Access to the project site is off Mamalahoa Highway which has a right-of-way width of 60 feet with a 20-foot pavement. According to the applicant, access to the proposed subdivision will be via a private road. Sidewalk improvements are proposed along the west side of the street to the north end of the Village Commercial (CV-7.5) zoned district. The applicant is proposing to provide a channelized intersection, including left turn pocket lanes and other improvements required by the Department of Public Works. 21. Water: Water is provided by an existing 8-inch and 12-inch waterlines that fronts the subject property. Parker Ranch has drilled a water well to the north of the project area. This well is in the process of being connected to the County water system and will provide reliable water source for this area. 22. Wastewater: There is no municipal wastewater treatment system in the area. According to the Department of Health, the property is situated within the Critical Wastewater Disposal Area and therefore, the applicant would be required to dispose wastewater into septic tank system. 23. Utilities: Electrical and telephone service are or will be made available to the property. AGENCIES' COMMENTS 24. Police Department (August 28, 1998 Memo): "We reviewed the above-referenced applications and have no comments or objections to offer at this time." -4- e 25. Department of Finance-Real Property Tax (September 15, 1998 Memo): "Property receiving agricultural use value. "Property is dedicated. "Possible rollback taxes. "Real property taxes - current." 26. Department of Parks and Recreation (September 28, 1998 Memo): "To meet recreational needs generated by the development, it is recommended that a monetary exaction be required." 27. Department of Health (August 13, 1998 Memo): "The subject lot is located in the Critical Wastewater Disposal Area (CWDA) where cesspools are not allowed for lot sizes less than five (5) acres. Any subdivisions on this lot would require all existing cesspools to be upgraded to a septic system." 28. Department of Transportation (September 18, 1998 Letter): "Thank you for transmitting the above subject document. The proposed zone change request (agriculture to urban) will not adversely impact our State highway facilities." 29. Department of Land and Natural Resources, Historic Preservation Division (August 27, 1998 Letter): "This is in response to your Memo of August 6, 1998 with a request for our comments on the subject applications. "We have no record of historic sites in the application area, which has never been surveyed to our knowledge, however. The application notes that the area, which is located in the Puukapu Homesteads, has been in residential and agricultural use for the past 100 years. Based on this information we believe that it is highly unlikely that significant historic sites would be found on the property. It is our belief that the proposed development of this property will have 'no effect' on significant historic sites." 30. Department of Land and Natural Resources, Land Division (September 16, 1998 Letter): "Thank you for the opportunity to review and comment on the subject change of zone application. -5- , e "The Department of Land and Natural Resources has no comment to offer on the proposed project at this time." 31. Department of Public Works: (See Exhibit B - August 31, 1998 Memo) 32. Department of Water Supply: (See Exhibit C - August 20, 1998 Letter) 33. Fire Department: (See Exhibit D - August 11, 1998 Memo) 34. Waimea Community Association: (See Exhibit E - September 3, 1998 Letter) 35. Mauna Kea Soil and Water Conservation District: (See Exhibit F- September 2, 1998 Letter) APPLICANT'S RESPONSE 36. Applicant's Response: (See Exhibit G - September 10, 1998, September 22, 1998 and October 2, 1998 Letters) AGENCIES - NO RESPONSE 37. Department of Agriculture, Office of Housing and Community Development, and HELCO. PUBLIC COMMENTS 38. The Department has not received any comments or objections from the general public or adjacent landowners on the subject application. -6- ~ D 7 Parker Ranch, Inc. State Land Use Boundary Amendment: Agricultural to Urban Change of Zone Application: A-5a to RS-10 and CV-7.5 TMK: (3) 6-4-02: Portion of 42 Puukapu Homesteads, South Kohala, Hawaii Island Applicant: Parker Ranch, Inc. Mel Hewett, Trustee P.O. Box 458 Kamuela, Hawaii 96743 Agent: William L. Moore William L. Moore Planning 159 Halai Street Hilo, Hawaii 96720 Date: August 2, 1998 EXHIBIT 1 s. u COUNTY OF HAWAII PLANNLvG DEPARTMENT APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT (15 ACRES OR LESS) APPLICANT: Parker Ranch, Inc. APPLICANT'S SIGNATURE: L j MA LING ADDRESS: P.O. Box 458 Kamuela, Hawaii 96743 TELEPHONE: (BUS) (808) 885-7311 (Facsimile) (808) 885-5602 LANDOWNER: Parker Ranch, Inc. LANDOWNERS SIGNATURE: See Attached 'r i TAX MAP KEY: (3) 6-4-01: 42 (Portion) v ~k? LAND AREA: • , •:z-+~-~cs Qcn(SYIS'~(,Vyw~yG., '3' Ss ~C,c~., ~ ' CURRENT STATE LAND USE DISTRICT CLASSIFICATION: Agricultural REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Urban THE APPLICANT SHALL SUBMIT THE FOLLOWING: A. Non-refundable filing and processing fee of two hundred dollars. B. Original and fifteen copies of 1. Application form. 2. Location map. 3. Preliminary site plan, drawn to scale, with all existing and proposed structures and improvements shown thereon. 4. Reasons for the requested change and written description of the property and proposed development, including but not limited to: a. The extent to which the proposed reclassification conforms to the applicable goals, policies, standards, and courses of action of the General Plan and implementing ordinances, plans and documents; and b. The extent to which the proposed reclassification conforms to the applicable district standards. C. A minimum of 2-foot by 3-foot presentation map requested under B.3, above. 0400a PD 2126/87 ~ e APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII 2 '1 P" 3 21 PLANNING DEPARTMENT APPLICANT: Parker Ranch, Inc. APPLICANT'S SIGNATURE: ) ~fWSfc~ 9' ADDRESS: P.O. Box 458 Kamuela, Hawaii 96743 % LIST APPLICANT'S INTEREST IF NOT OWNER: Not Applicable LIST PRINCIPAL(S) INCLUDE NAMES OF MAIN OFFICERS: Warren Gunderson, ;Melvin Hewett, and Carl Carlson, Trustees TELEPHONE-BUSINESS: (808) 885-7311 FACSLMIILE: (808) 8885-5602 REQUEST: A-5a TO RS-10 and CV-7.5 (Existing Zoning) (Proposed Zoning) TAX MAP KEY: (3) 6-4-01: 42 (portion) AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 11.469 Acres LANN'DOWNER(S): Parker Ranch, Inc. OWNER'S SIGNATURE: See attached DATE: (May be by letter) AGENT: William L. Moore ADDRESS: William L. Moore PlanninP 159 Halai Street Hilo, Hawaii 96720 TELEPHONE-BUSINESS: (808) 935-0311 FACSIMILE: (808) 934-0162 Please indicate to whom original correspondence should be sent. ORIGINAL: Mel Hewett COPIES: William L. Moore • c ATTACHMENT Residential Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ON 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? Yes If yes, please answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? 10.303 ac. b. Into what lot sizes? 10.000 to 20.000 sf c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? 6 months d. Do you intend to build houses on the newly created lots? Not at this time If yes, please answer the following questions: On how many of those lots? N/A At what approximate price range? House N/A Lots N/A Total N/A Approximately how long, after approval of the subdivision, would the first house be available for occupancy? N/A If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. A preliminary schematic subdivision plan has been submitted as part of the Change of Zone application. o 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? N/A b. Sell or lease the land to someone who has tentative plans? N/A C. Sell or lease the land to someone who has no plans? N/A d. Keep it? N/A e. Other (Please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. Do you think that your request and your further plans for the land will alleviate the local housing situation? Yes How? By providing home ownership opportunities for the ranch employees as well as increased housing opportunities for purchase on the market. 4. Are there any buildings on the subject area? Yes if so, what kind? There are three (3) existing residences within the subject area. What do you intend to do with those buildings if you request is approved? The residences will be incorporated into three of the lots and offered for sale to the existing residents as part of the Parker Ranch Employee Housing Program. o 5. Is the subject land currently being used for any agricultural activity? Yes If so, please list the kinds of products grown on the how many square feet or acres of land per product. An approximately 3-5 acre portion of the subject area is used for livestock grazing. 6. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 7. Do you think that the roads leading to the subject area needs improvement? No Is so, what kind? The Mamalahoa Highway provides access to the project area. While the highway is adequate to provide access to the subject area, the applicant is proposing to provide turning lanes on this Highway to minimize potential traffic impacts resulting from the development of the commercial area. Is the road adequate for the proposed volume or load Yes 8. What sort of government assistance and/or improvements do you feel will be needed in the subject area when developed? Yes I`1_Q a. Schools X b. Roads X C. Sewer X d. Drainage X e. Police Protection X a ~ - Y e f. Fire Protection x g. Recreational Facilities x h. Public Utilities x i. Other x For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. Signature: l/~IU~M Address: Telephone: ~~o~) X35.0311 Date: ~Z ~l n o 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 answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? 1,166 acres b. Into what lot sizes? Approx. 25.000 SF C. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? Within 6 months If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone applica=ion form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? N/A b. Sell or lease the land to someone who has tentative plans? N/A C. Sell or lease the land to someone who has no plans? N/A d. Keep it? N/A e. Other (Please state) r ~ f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. 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. There are no specific building plans for the commercial area. The applicant is considering establishing convenience commercial uses within this area as market conditions support the development. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development No If so, please elaborate on your findings in the space provided below. 5. Have you performed any study which discusses environmental impacts your request would have on surrounding area and/or County? YES If so, please elaborate on your findings in the space provided below. There are no significant adverse effects anticipated from the proposed development on surrounding lands or the County should this request be approved. Please see the County Environmental Report which was submitted as part of the change of Zone application. 6. Are there any buildings on the subject area? NO If so, what kind? There are three residential structures within the overall project area. However, the proposed commercial zoned district is vacant of any use. What do you intend to do with those building if your request is approved. 7. Is the subject land currently being used for any agricultural activity? NO If so, please list the kinds of products grown and on how many square feet or acres of land per product. The proposed commercial area is currently vacant of any use. S. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? No Is so, what kind? The Mamalahoa Highway provides access to the project area. While the highway is adequate to provide access to the subject area, the applicant is proposing to provide turning lanes on this Highway to minimize potential traffic impacts resulting from the development of the commercial area. Is the road adequate for the proposed volume or load Yes 10. What sort of government assistance and/or improvements do you feel will be needed in the subject area when developed? Y91a No a. Schools x b. Roads x c. Sewer x d. Drainage x e. Police Protection x f. Fire Protection x g. Recreational Facilities x h. Public Utilities x i. Other x 1 For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. 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. No historic sites study was prepared for this application. However, the subject are has been is residential and agricultural uses for over 100 years. Accordingly, no historic resources are associated with the project area. Signature: C~~~~K ~~M~~hII h)b Address: l1nVm CIA q3,S 03 Telephone: Cod t)) Date: $~2, Parker Ranch, Inc. County Environmental Report State Land Use Boundary Amendment: Agricultural to Urban Change of Zone Application: A-5a to RS-10 and CV-7.5 TMK: (3) 6-4-02: Portion of 42 Puukapu Homesteads, South Kohala, Hawaii Island Applicant: Parker Ranch, Inc. Mel Hewett, Trustee P.O. Box 458 Kamuela, Hawaii 96743 Agent: William L. Moore William L. Moore Planning 159 Halai Street Hilo, Hawaii 96720 PARKER RANCH, INC COUNTY ENVIRONMENTAL REPORT State Land use Boundary Amendment and Change of Zone Application (A-5a to Rs-10 and CV-7.5) Tax Map Key: (3) 6-4-01: 42 (portion) Puukapu Homesteads, South Kohala, Hawaii Island 1. Introduction and Request The applicant, Parker Ranch, Inc., is requesting a Change of Zone for approximately 10.303 acres from Agricultural -5 acre (A-5a) to Single Family Residential 10,000 square foot (RS-10) and 1.166 acres from A-5a to Village Commercial - 7,500 square feet (CV-7.5) zoned districts. It is also seeking to reclassify an approximately 3.8 acre portion of the project area from the existing State Land Use District "Agricultural" designation to "Urban". The project area is part of the lands that were placed in the Parker Ranch Foundation Trust that was created upon the death of Richard Smart. The Trust was established to benefit the residents of Waimea through contributions to education, culture, and health services. The beneficiaries of the Trust are Parker School, Hawaii Preparatory Academy, Lucy Henriques Medical Center, North Hawaii Community Hospital and the Hawaii Community Foundation. If approved, the applicant intends to subdivide the proposed RS-10 zoned area into approximately 24 lots ranging in size from approximately 13,000 square feet to just under 20,000 square feet. The CV-7.5 zoned area is proposed to be subdivided into two lots and leased or sold for convenience commercial activities. Possible uses include a service station, convenience store, or restaurant to provide services that can benefit the neighborhood. II. Project Location The proposed project area is bounded by Mamalahoa Highway on the south and two proposed five (5) acre pasture lots to the north. It is immediately adjacent to the Goodyear Tire Center on the west and a small commercial complex to the east and is approximately 1,600 feet east of the Mamalahoa Highway-Kamamalu Street intersection. The project area is situated within Puukapu Homesteads First Series, Puukapu, Waimea, South Kohala, Hawaii Island. Parker Ranch County Environmental Report Page No. 1 5 1 wnl.IO L es ' am• Ky I L 1 L~ 4I I L p L 'Iw~•~ V 4•j ~r I "~C \ J 16 i,r .rr V " PRO T~c-r 07~ 6IT0 r 24 OI s r e ss~ r s P, J1 p y_ 15 •1 .~J A = r / 23 ; ~ M * 26 8 02 'o- 21 rout I.IOnTY 02 *c 02 . 23 91 06 VP 17 a r. 129 22 ° \N oi 27 ILL la I00 IQ l a I It lu 14 l 1 d I =IM~TM 0 IIM ~ I O / al / / to C we 09 p • 1 i ff ~ rt+ 19 Qr,~JO 1'l 1 1 N n' 30 fs Q 1 ar .N 1 i t p 03 I ~ T 1 r 1 I I : 1 ; ~ ~ II I I II 1 ~ I L, C. .41+ I3Ie-d ~ `I 1 r t~ csre ne traon' o I P~JI 1 .J.-~ All ' / =i ppARTYtNi or T11 M K TAXATION h ~AWTCR /7 J rnx A 4f Zoni 4 3~c 7 ` L_-` met si M A K Ct A / Nal 6 SUBJECT TO CHANGE •(a"TAI"I"G 79 • sine I u 1394 LOCATION PL~~ PU' I~~.PI~, I~IAI!J1E.A, <C'r~A'_ The project area is a portion of a 32.725 acre parcel which is in the processing being subdivided into six approximately 5 acre lots and a road lot, pursuant to Subdivision No. 86-026. The project area includes proposed Lot Nos. 5 and 6 and Road Lot A of this Subdivision application. III. Project Description A. Project Concept If approved, the applicant intends to subdivide the proposed RS-10 zoned area into approximately 24 lots ranging in size from approximately 13,000 square feet to just under 20,000 square feet. Approximately 16 of these lots are intended to be offered for sale to Parker Ranch employees as part of its employee housing program. The balance of the lots will be sold at market value to cover the cost of development and to provide income to Parker Ranch in accordance with its Trust mandates. The Parker Ranch Employee Housing Program (EHP) provides lots to eligible ranch employees to provide home ownership opportunities. Employees with a minimum of five years of service are eligible for the EHP, as lots are available. The employees are responsible for paying for improvement costs of the lots. However, the cost of the land is amortized and forgiven over the next 20 years by 5% for each year the employee works; so that after 20 years, there is no land cost. There are three existing residences with the proposed RS-10 zoned lands. These residences will be incorporated into the lots and offered for sale to the existing tenants as part of the EHP. These tenants are current Parker Ranch employees. The market units will be sold at prevailing market prices which are estimated to range between $80,000 and $100,000 per lot in the current market. The proposed residential subdivision would include utility and roadway improvements meeting with the approval of the Department of Public Works. The access roads to the individual lots will be maintained in private ownership. It is anticipated that a Planned Unit Development approval will be applied for to allow reduced roadway standards. This will assist in reducing costs for these lots to the ranch employees. Parker Ranch County Environmental Report Page No. 2 p ~ A At l° j 4 ~ s; - ?11,,,,,,,, • { i 1 s 'yl `r ~•i~ Irt ~ I ~i: e p o _ 11 p p t h I G Dom.. w i ~C 1 ~ J G D 2 9 Rilt c~ ~ rs H ~ ~ x o i Cfddns ~ IM(POOD o.pny s,plA % h It tl V' b J11~t~~~ 4~+ ,n AIS ° ! - Jonb!-1 e ° ejon~ e • e O e N • ° a ii °119 J ` e e Y, , s if h q • 1 _ %C s ( b lI ti ~lt ~t ` : 1` , e O 'e J U. J ° 11 O % 11 A. I Yf N } h ~ A ~y V 1 • 5. V' O _ ° u b M t wt p 3 3 t;} j 0 Y S B o N e till 1 CL Z5 LC) s i s II VA; 11,110111111 LL, JJ1a . b 'i ',1T 777 ^ h - YI - .OS. 1 A~ ~ pOf I' - 'k j i. ~ ~ h FR. The CV-7.5 zoned area is proposed to be subdivided into two lots and leased or sold for convenience commercial activities. Possible uses include a service station, convenience store, or restaurant to provide services that can benefit the neighborhood. This commercial use will also provide a buffer between the existing Goodyear facility, which is more industrial in nature, and the proposed residential lois. B. Project Timetable and Cost Work on the residential subdivision is proposed to commence immediately upon approval of the request. These lots could then be offered for sale to the Ranch employees in early to mid 1999. The estimated costs of improvements for the subdivision is $400,000. IV. Institutional Considerations A. State Land Use An approximately 73 acre portion of the project area is within the State Land Use (SLU) Urban district. The balance of the project area is within the SLU Agricultural district. A petition to amend the SLU Agricultural area to the Urban District has been submitted for process concurrently with the change of zone application. B. County General Plan The General Plan Land Use Pattern Allocation Guide (LUPAG) map. The LUPAG map designates the portion of the project area along Mamalahoa Highway as Medium Density Urban Development which includes: Village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre.) The balance of the project area is within the Low Density Urban designated areas which includes: Single family residential in character, ancillary community and public uses, and convenience type commercial uses. Parker Ranch County Environmental Report Page No. 3 i _ C. County Zoning The project area is located within the County's Agricultural - 5 acre (A-5a) zoned district. The proposed residential and commercial uses are not consistent with this zoned district. If this request is approved, the project area will be developed in accordanpe with requirements of the RS and CV zoned districts. D. Community Development Plan. There is no adopted Community Development Plan for the project area and surrounding region. E. Urban Design Plan. The Waimea Design Plan, which was adopted by Council Resolution 214- 86 on October 1, 1986 identifies the southwest corner of the project area for commercial uses. F. Special Management Area The project area is not within the County's Special Management Area. V. Environmental Considerations A. General Description The project area is a portion of the 32.725 acre parcel which is in the process of being subdivided into six (6) lots ranging between 5.001 and 5.633 acres and a road lot. It is a portion of the Puukapu Homestead First Series which was created by the Territory of Hawaii in 1893. Existing land uses within the 11.469 acre project area is a mixture of residential and pasture uses as well as vacant areas that are overgrown with weeds. There are three existing residences which are currently rented to Parker Ranch employees. The portion of the property fronting Mamalahoa Highway was formally used for warehousing and equipment storage by the Ranch. These areas are presently vacant. Parker Ranch County Environmental Report Page No. 4 B. Soils and Topography Soil in the area is classified as Kikoni very fine loam. This soil is characteristic of the plains around Waimea, and has been formed from volcanic ash on moderate to flat slopes in areas of medium rainfall. The soil is appropriate for pasture, truck crops and wildlife habitat. Permeability is moderately rapid, runoff is slow, and erosion hazard is slight to moderate. The entire parcel has been long affected by residential or grazing uses and has a long history of domination by various combinations of alien plant species. The property is gently sloping, ranging in elevation between 2,780 and 2,800 feet in elevation. Annual rainfall is 40-45 inches. C. Drainage No permanent or intermittent streams appear on maps of the parcel, and no evidence of watercourses or gullies were present in the reconnaissance. Approximately 500 feet to the south and downslope is Lanimaumau Stream. The Flood Insurance Rate Maps for the area classify most of the parcel as Zone X, which is identified in the community flood insurance study as areas of moderate or minimal hazard from the principal source of flood in the area. A small portion (somewhat less than an acre) near the highway is within the flood plain of Lanimaumau Stream. It is classified as Zone A, which are areas subject to inundation by the 100-year flood without detailed hydraulic analysis and base flood elevations. For any property undergoing intensification of use, flooding can also be generated onsite because of the an increase in runoff potential from rain falling on more impermeable surfaces. Mitigation for such impacts is achieved by engineering and employing a system of gutters, storm drains, drywells and related structures to ensure that all runoff is contained onsite. This is a requirement of the County of Hawaii as part of the rezoning process. A flood study of the project area has been prepared. Based on this study, appropriate mitigation measures will be provided meeting with the approval of the Department of Public Works. Based on planned mitigation measures, no net impact to the applicant's or neighboring property or any areas downstream would result from the proposed project. Parker Ranch County Environinentai Repon Page No. 5 D. Air Quality Air quality in the project area is mostly affected by emissions from motor vehicles and natural sources. Volcanic emissions of sulfur dioxide convert into particulate sulfate which causes a volcanic haze (vog) to blanket the area during occasional episodes when trade winds are not present, although vog is unusual in Waimea. Motor vehicles on the Mamalahoa Highway and adjacent roads and homes emit CO, nitrogen oxides and hydrocarbons (an ozone precursor), as well as smaller amounts of other pollutants. No adverse impacts on air quality are expected as a result of this project. E. Noise Noise is generated on site by residential and agricultural activities and off-site by similar activities and the Mamalahoa Highway. Noise levels are low on the site, particularly towards the interior of the parcel. The proposed rezoning would result in greater density of residential activities and would thus generate additional air pollution and noise. The increase in both would be negligible in the context of the existing environment, and merit no special mitigation measures. F. Natural Hazards The entire Big Island is subject to geologic hazards, especially lava flows and earthquakes. The project's location on the extinct Kohala volcano leads to a low risk level: Lava Flow Hazard Zone 8 (on a scale of ascending risk 9 to 1). Zone 8 areas have been free of lava flows for the last 750 years and have had only a few percent covered during the last 10,000 years. The entire island of Hawaii is in Zone 3 on a scale of ascending risk 1 to 4 in the Seismic Probability Rating. Major damage corresponding to a score of 7 or above on the Modified Mercalli Scale is possible. No adverse impacts related to geological hazards is expected to result directly or indirectly from the proposed rezoning. G. Historic Resources There are no historic resources associated with the project area. There is a burial plot immediately to the north of the project area. The Island of Hawaii Burial Council has approved a Burial Treatment plan for the Parker Ranch County Environmental Repon Page No. 6 preservation and protection of this area. No impact from the proposed project is anticipated on this site. H. Flora/Fauna The pasture lands within the project area varies from nearly pure stands of kikuyu (Pennisetum clandestinum), to kikuyu mixed with kukaepua'a (Digitaria cilians), Hilo grass (Pasoalum conjuaatum), clover rif lium rgpens), and many other grasses and herbs. Many areas are infested with shrubs and large forbs such as castor bean (Ricinus communis), sodom apple, spiny amaranth (Amaranthus s ino elephant grass (Pennisetum ouroureum), and vervain (Verbena litoralis). No natural or native vegetation is present. The only native species observed was popolo. The front portion of the property - within 100 yards of the highway - is taken up by homes, gardens and small pastures. Several large stands of nearly pure elephant grass (Pennisetum ourgureum) had come to occupy abandoned areas between houses and driveways. Only one native fauna species, the migratory bird kolea or golden plover (Pluvialis fulva), was observed on the site. It is quite possible that other native forest bird, seabird or migratory bird species could utilize or fly over the site, but it is unlikely that any with threatened or endangered status would find the site suitable habitat or be affected by activities that occur on the parcel. The two Hawaiian raptors, the Hawaiian hawk or'io (Buteo solitarius), and the Hawaiian owl or pueo (Asio flammeus sandwichensis), probably make some use of the area. Although the Hawaiian hawk is an endangered species, the project area is not considered to be part of it essential habitat. No hawk nests were observed on the site, although the scale of the survey was not exhaustive and there may be nests on or very near the property. The only native Hawaiian land mammal, the Hawaiian hoary bat ( siuru cinereus semotus), may also be present in the area, as it is common in many areas on the island of Hawaii. Observation took place in daylight, and therefore the lack of bat observations may not signify an actual absence of bats. As with the hawk, however, the project area would not be expected to represent essential habitat for species. Alien bird species observed on the site during the reconnaissance were limited to the Japanese white-eye (Zosterops iaoonica), zebra dove (C~eooilia striata), spotted dove (Streotooelia chinensis), and northern Parker Ranch County Environmental Report Page No. 7 cardinal (Cardinalis cardinalis). Feral cats (Felis catus), rats ( ttus spp.) and mice (Mus musculus domesticus) are also likely to inhabit or use the parcels. The entire back of the property is also a pasture for horses. No rare, threatened or endangered species as listed by the U.S. Fish and Wildlife Service are present on the parcel, nor are there unique or valuable wildlife habitats. The history of continuous disturbance (including cattle grazing) coupled with its lowland context indicated that the property has very little value in terms of conserving native species. No impact on native species or habitat is expected to result form the rezoning or subsequent activities on the project area. 1. Water and Coastal Resources The project area is situated at the 2,800 elevation, over 12 miles from the nearest coastline. Consequently, the requested action will not have impact on coastal resources or processes. The area is underlain by basal groundwater. Cesspools will not be allowed, and individual wastewater systems, such as septic tanks will be installed in conjunction with the development of the respective lots. J. Scenic and Visual Considerations The scenic visual character of Waimea is derived from a landscape of pastures greened by fog and rain and framed in the dramatic backdrop of the Kohala Mountains and Mauna Kea. The scenic views of Pu'u Iki, which lies directly mauka (north) of the project area, are specifically cited in the Hawaii County General Plan Support Document (p. 35) as an example of natural beauty worthy of preservation. The proposed rezoning is unlikely to adversely affect scenic views for several reasons. The new lots proposed are either within areas of existing homes or behind such homes, from the point of view of the observer on or near Mamalahoa Highway. Secondly, these areas do not occupy areas substantially higher in elevation, and thus structures built there will not tend to be interposed between viewers and the scenic, forested pu'u behind. Parker Ranch County Environmental Report Page No. 8 VI. Social and Related Considerations A. Surrounding Land Uses Surrounding land uses include a mix of residential, commercial and agricultural activities. The Goodyear Store and Kamuela Liquor Store are situated immediately to west of the project area. The Waimea Civic Center is situated approximately 2,000 west of the project area. The lands surrounding the project area are zoned A-5a, except for the two commercial areas along Mamalahoa Highway immediately to the east and west, which are zoned for Neighborhood Commercial -7,500 square foot (CN-7.5) uses. The areas to the south, across Mamalahoa Highway from the project area are also within zoned CN-7.5. There is RS-10 zoned districts to the south of the CN zoned lands, including DHHL's Kuhio Village. In addition, there are a number of non-conforming subdivisions to the east of the project area, with lots between 7,500 square and 10,000 square to the east of the project area. The areas to the north, which were recently subdivided consistent with the A-5a zoning, are currently used for marginal grazing. These areas were used for grazing as part of the Parker Ranch operations. However, because of the isolation of this area from the main ranching operations, it is not longer used by the Ranch. The proposed development is consistent with these existing surrounding uses and fits into the overall development pattern of the Waimea area. B. Economic Impacts The proposed improvements would lead to an addition of approximately 21 new house sites and two commercial lots as well as offering home ownership opportunities to the three existing tenants. The magnitude of this addition is not substantial, considering the current size and rate of change of the population in Waimea. Substantial beneficial impacts to longtime Waimea residents would result from the construction of affordable housing for Parker Ranch employees. The convenience commercial area will provide opportunities for new business. It will also serve the existing residents of Waimea by providing goods and services in a convenient location that will not require them to drive into the urban center. Parker Ranch County Environmental Report Page No. 9 C. Agricultural Impacts The State' Agricultural Lands of Importance to the State of Hawaii classifies these lands as "Other Important Agricultural Land." This classification includes lands other than "Prime" or "Unique" that is also of statewide or local importance for agricultural use. The Land Study Bureau classification of these lands is "B". The project area has long been used for grazing as part of Parker Ranch's operations. However, because of the isolation of this area from the main ranching operations, it no longer is used by the Ranch. There are marginal grazing operations on portions of the project area as well as the lands to the north. However, much the project area is already being used for single family residential purposes or is vacant. This area has been designated for urban development by the County General Plan LUPAG map. Furthermore, an approximately 7.7 acre portion of the project area is already withing the SLU Urban district and therefore has been identified for urban type uses by the State. Consequently, the proposed rezoning will not result in a loss of a valuable agricultural resource. Accordingly, the long term conversion of these lands to urban uses will not significantly reduce the overall productivity of the Island's and State's agricultural industry. VII. Infrastructure Considerations A. Roads Access to the project area is from Mamalahoa Highway which is a two lane roadway within a sixty foot right-of-way fronting the project area. This segment of Mamalahoa Highway is maintained by the County of Hawaii. Access to the project area will be from Road A which has a fifty foot right- of-way and will be improved to County dedicable standards. Sidewalk improvements are proposed to be provided along the west side of this street to the north end of the CV-7.5 zoned district. The approval of the project will result in an increase of traffic along Mamalahoa Highway resulting from the turning movements into and out of the proposed roadway. In order to mitigate any potential adverse impacts, the applicant is proposing to provide a channelized intersection, including a left turn pocket and other improvements required by the County. Parker Ranch Cowry Environmental Report Page No. 10 B. Water Water is available to the project area from an 8-inch and 12-inch waterline which are situated within Mamalahoa Highway. Parker Ranch has drilled a water well to the north of the project area. This well is in the process of being connected to the County water system and will provide reliable water source for this area. Presently, DWS relies on surface sources for its potable water supply. C. Wastewater There is no municipal sewer system serving the Waimea area. Consequently, waste water disposal will be handled by individual waste water treatment systems. Should the commercial area require it, a package sewage treatment facility will be provided. All wastewater disposal shall comply with the State Department of Health requirements. D. Solid Waste The Waimea Transfer station presently is the only solid waste facility in the Waimea area. The County's Puuanahulu site provides landfill facilities for the West Hawaii Region. This site is presently in the process of transferring operations from a private company to the County. Should this site not be available, the Hilo Landfill facility can accommodate the waste until an acceptable landfill can be developed. Police and Fire Protection are available to the project area. There is a police substation and fire station situated at the intersection of Mamalahoa Highway and Kamamalu Street, approximately 2,000 feet to the north of the project area. Waimea is served by the Waimea Intermediate and Elementary School. Honokaa High School, which is approximately 15 miles to the east serves as the regions public high school. In addition, Parker School and Hawaii Preparatory Academy offer education facilities to the community. Waimea is served by the existing Waimea Park, which is a 10.5 acre County Facility. The County also operates the Thelma Parker Gymnasium. E. Other Utilities All other necessary utilities and services, including electricity, telephone and cable television, are available to the project area. Parker Ranch County Environmental Report Page No. 11 VIII. Impact Significance Analysis A. Relationship between local short term uses of the environment and maintenance and enhancement of long term productivity. The project area is presently used for single family residential and extensive agricultural activities. No other short term uses of the property that may have a potential negative long term consequences have been identified. Potential long term impacts include a continued use of the property at less than optimum activity based on the Genera Plan LUPAG map's Medium and Low Density Urban Designations. The proposed change of zone and State Land Use Boundary Amendment will result in the creation of a small convenience commercial area and residential community. Accordingly, the proposed action will result in a furtherance of the County's vision for development of this area. The proposed activities will provide much needed affordable housing for the areas residents. The approximately 15-18 unit Parker Ranch employee housing project will provide housing opportunities for the Ranch employees who are already residents of the Waimea area. In addition, the market component will provide a mix of housing opportunities for the residents of the area. There will be some loss of productive agricultural lands. However, these lands are not in intensive agricultural production and have been identified for urban development by the County General Plan. Consequently, the removal of these lands from agricultural production will not have an adverse impact on the overall agricultural productivity of the County. Accordingly, the implementation of this project will provide needed residential and commercial services to the existing and future residents of the Waimea area in keeping with the adopted plans. B. Alternatives to the Proposed Action. The are several potential alternatives to the proposed action, including: a. No Build b. Development of the entire area for residential uses c. Development of the project area for small agricultural lots d. Development of multiple family residential units within the Medium Density Urban Designated areas. Parker Ranch County Environmental Report Page No. 12 The "no build" alternative will not result in any adverse impacts on the surrounding areas. At the same time, there will be no benefits from the area resulting from development of employee housing units for the Parker Ranch employees. In addition, while the convenience commercial area may result in additional traffic impact at the proposed access road, it may reduce overall traffic movements by provide commercial services in closer proximity to existing residential areas to the east of the project area. All of the "build" alternatives will have a similar impact on the physical environment, result in the loss of agricultural land. However, the full benefits of providing a mixed use development will be lost. Furthermore, any specific impacts of the proposed development can be addressed through the proposed mitigation measures and conditions of approval. C. Mitigative Measures The following mitigative measures are being proposed by the applicant to minimize any potential impact from the project: o Provision of drainage improvements meeting with the approval of the Department of Public Works. o Comply with the requirements of the State Department of Health with respect to the provision of wastewater facilities. o Construction of intersection improvements, consisting of turning lanes, at the Mamalahoa Highway, Road A intersection, meeting with the approval of the Department of Public Works. D. Environmental Effects which cannot be avoided should the proposal be implemented. The implementation of the proposed project will result in a loss of lands that are classified as "prime" and have a capability class of B as determined by the Land Study Bureau. While the soils have the potential for productive use, the project area is not presently utilized for intensive agricultural uses. Consequently, the long-term conversion of these lands to urban uses will not significantly reduce the overall productive of the Island's and State's agricultural industry, In addition, there will be short term noise and dust impacts during the construction period. These impacts will be mitigated by compliance with the applicable regulations and standard operating procedures to minimize such impacts during the construction phase. Parker Ranch County Environmental Report Page No. 13 E. Any irreversible and irretrievable commitment of natural resources which would be involved in the proposed action. There are no significant natural resources associated with the project area. The area has been extensively disturbed in the past by human activity, including farming and cattle ranching. There are no significant native habitat nor are any rare, threatened or endangered species associated with this area, Consequently, while the implementation of the proposed project would result in the irreversible and irretrievable loss of certain natural resources, these resources are primarily limited to the land on which the proposed project is located and the construction materials, manpower, and energy required for the project's development. The impacts represented by the commitment of these resources, however, must be weighted against the positive benefits that could be derived from the project versus the consequences of taking the "no build" alternative. Any other "build" alternative will result in a similar commitment of natural resources. IX. Regulatory Analysis A. General Plan LUPAG Map The General Plan Land Use Pattern Allocation Guide (LUPAG) map. The LUPAG map designates the portion of the project area along Mamalahoa Highway as Medium Density Urban Development. The proposed development is consistent with these designations. B. General Plan Policies The General Plan Support Document's Land Use Element identifies the Waimea area as an "Urban Center~ for the South Kohala District. The project area falls within this area. The proposed change of zone is consistent with the General Plan Housing goals of providing a variety of housing choices as well as attaining a diversity of socio-economic housing mix within the South Kohala area. By allowing the proposed development, the following Housing goals of the General Plan may be attained: o Maintain a housing supply which allows a variety of choice. o improve and maintain the quality and affordability of the existing housing stock. Parker Ranch County Environmental Report Page No. 14 o The County shall encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. The proposed development is consistent with the Single Family Residential Element which states: o Designate and allocate land uses in appropriate proportions and mix in keeping with the social, cultural and physical environments of the County. o To maximize choices of single-family residential lots and/or housing for residents of the County. o To ensure compatible uses within and adjacent to single- family residential zoned areas. o To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. o The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and stated goals, policies, and standards. o Areas shall have basic improvements and amenities necessary for immediate use. o Areas shall be limited to low-density and medium density residential uses. The proposed development is also consistent with the Commercial Development Land Use Element which states; o Provide for commercial developments that maximize convenience to users. o Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. o Commercial developments shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. o Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. Parker Ranch County Environmental Report Page No. 15 o The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. o The establishment of Waimea as a regional commercial center for northern Hawaii shall be encouraged. Discussion: The project is conveniently located to schools, recreation, commercial areas, and employment centers and is an area that is targeted for residential and commercial development by the County. The proposed development is compatible with surrounding land uses. There are commercially zoned lands immediately to the east and west of the project area. In addition, there are large residential subdivisions to the east while the main urban area of Waimea is situated to the west. The project area is conveniently located to public and private services, shopping, other community activities as well as existing utilities, facilities and government services. The site is on the eastern edge of the existing Waimea Urban area and is near police, fire, schools and recreational facilities. The approval of this request will allow the provision of residential units serving a wide range of needs. The majority of the lots will be sold to Parker Ranch employees as part of its EHP. This will, in turn, provide homeownership opportunities to the workers by providing affordable housing. The request will provide opportunities for new or existing business to establish themselves. It will also provide goods and services in a convenient location to meet the needs of existing residents in the Waimea area. C. State Land Use Urban District Boundary Standards 1. Lands characterized by "city-like" concentrations of people, infrastructure and services. The project area and surrounding lands can be characterized by "city-like" concentrations of people, structures, streets, urban level of services, and other related uses. Parker Ranch County Environmental Repon Page No. 16 . 1 , The project area is immediately adjacent to the Waimea Urban center which is the major employment, health and service center in this region. Major business include the Lucy Henriques Medical Center and North Hawaii Community Hospital, Canada-France and Keck Astronomical Observatories base facilities, Parker Ranch, Hawaii Preparatory Academy and Parker School. Shopping facilities include Parker Ranch Center, Waimea Shopping Center and numerous smaller commercial facilities. It is immediately adjacent to areas which have been zoned for commercial and single family residential uses. The project area and surrounding lands are well served by basic infrastructure and governmental services. The County is in the process of upgrading and widening Mamalahoa Highway immediately to the west of the project area. Other necessary utilities are available to the project area, including water, electricity, telephone and cable television. 2. Lands with suitable topography and drainage and reasonably free of natural hazards. The project area is relatively level and does not have any topographic or drainage concerns which will limit the developability of the area. There are no natural hazards associated with the area that are unique or different from the surrounding areas. 3. Lands contiguous with existing urban areas. The portion of the project area within the SLU Agricultural district is bounded by urban designated lands to the east and west and to the approximately 7.7 acre portion of the project area itself. Consequently, the approval of the reclassification to urban will continue the existing development pattern within the Waimea area. Furthermore, the approval of the reclassification will not contribute toward scattered spot urban development, but will concentrate such uses within the existing Waimea area. 4. Consistent with County General Plans The proposed development is consistent with the County General Plan LUPAG map which designates the project area for Low and Medium Density Urban development. Parker Ranch County Environmental Report Page No. 17 Discussion The applicant believes the proposed reclassification is consistent with the State's land use law, Chapter 205, Hawaii Revised Statutes (HRS). Section 205-2(a) (1), HRS provides that urban district shall include lands which were in urban use at the time of the statute's enactment and "...a sufficient reserve area for foreseeable urban growth...". The project area is a portion of the Waimea area which has been identified as an urban center by the Hawaii County General Plan. The proposed reclassification is in keeping with the overall pattern of current and proposed growth. The area is well served by existing utilities and infrastructure and has no constraints which restrict development of the area. The project area has historically been used for warehouse purposes and employee housing. The proposed Urban designation of the approximately 3.8 acre portion of the project area is consistent with these past uses. This area has been designated for urban development by the County General Plan LUPAG map. Consequently, the proposed rezoning will not result in a loss of a valuable agricultural resource. Furthermore, the long term conversion of these lands to urban uses will not significantly reduce the overall productivity of the Island's and State's agricultural industry. Based on the above, the proposed reclassification of the approximately 3.8 acre portion of the project area from Agricultural to Urban would result in an appropriate land use pattern and further public convenience, necessity and general welfare. Parker Ranch County Environmental Report Page No. 18 _ y DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE August 31, 1998 Memorandum TO Planning Director 7~~ FROM Dep ment of Public Works Engineering Division SUBJECT: Change of Zone Application (REZ 98-22) State Land Use Boundary Amendment (98-6) Applicant: Parker Ranch Inc. Location: Puukapu Homesteads, South Kohala, HI TM K: 6-4-01:42 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. Drainage 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. The application mentions that a flood study has been prepared; a copy should be submitted to DPW for review. EXHI817 "J3 1 Memo to Planning Director August 31, 1998 Page 2 5. All grading and grubbing activities shall comply with Chapter 10 of the Hawaii County Code. Solid Waste 6. The developer shall prepare a solid waste management plan, subject to the approval of DPW's Solid Waste Division, for the development which is to be administered by the Association of Homeowners or by the developer if no association is established. Roadways 7. Vehicular access to the individual lots should not be from Mamalahoa Highway. 8. The applicant has agreed to channelize the intersection with Mamalahoa Highway. This would necessarily include improvements along the property's frontage, e.g., pavement widening, transitions and striping, drainage improvements, and possibly relocation of utilities. 9. Roadway connections to the adjoining parcels should be provided meeting with Chapter 23, Section 23-44 of the HCC. 10. All roadways within the proposed development should follow the guidelines incorporated in the Hawaii Statewide Uniform Design Manual for Streets and Highways. These roadways should also meet the requirements of DPW. Curb, gutter, and sidewalks should be required in areas of pedestrian traffic. If you have any questions please contact Thomas Pack in our Kona office at 327-3530. TWP:sls cc: Engineering - Hilo Engineering - Kona Planning - Kona DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII Of MI 25 AUPUNI STREET • HILO. HAWAII 96720 .I11 TELEPHONE (808) 961.8660 FAX 2308) 961-8657 August 20. 1998 Parker Ranch. Inc. P.O. Box 458 c Kamuela. HI 96743 STATE LAND USE BOUNDARY AMENDMENT APPLICATION NO. 98-006 REQUEST: AGRICULTURE TO URBAN CHANGE OF ZONE APPLICATION NO. 98-022 REQUEST: A-5a TO RS-10 AND CV-7.5 APPLICANT - PARKER RANCH. INC. TAX MAP KEY 6-4-001:PORTION OF 042 This application request was forwarded by the Planning Department to this office for our review. Based on the prevailing water situation in the area. water can be made available from an existing twelve (12)-inch waterline along the Mamalahoa Highway fronting the property with a connection size subject to review and approval during the construction design phase of your proposed development. However, pursuant to the subject request to change the zoning from A-5a to CV-7.5 and prior to issuing a water commitment to the proposed development, the following are requested: 1. The anticipated maximum daily water usage as recommended by a registered engineer must be submitted. The Department reserves the right to make a final determination. 2. In accordance with the Department's "Water Commitment Guidelines Policy," a copy of which is attached, a water commitment deposit must be remitted. You will be informed of the deposit amount upon final determination of the submittal required in Item 1. Uoon completion of the above requirements. an official water commitment will oe effected in accordance with the atu J¢y. The commitment will be in citing with specific conditions a dates stated. C Parker Ranch. Inc Page 2 August 20. 1998 Please keep in mind that this letter shall not be construed as a water commitment. in other words. unless a water commitment is officially effected. water availability is subject to change depending on the water situation. Should there be any questions. please call our Water Resources and Planning Branch at 961-8660. o Mi. o Pavao. P.E. Man er WA: s Att. copy - Planning Department ? Mr. William L. Moore JHV V 0I y,~ Nelson M. Tsuji Stephen K. Yamashiro } Farr C.'ve) VaNor Edward Bumat: Depun Fire Cm,, (vunfg of tziuttti FIRE DEPARTMENT 'Ir 777 Kilauea Avenue -'Mall Lane • Hilo. Hawaii 967204239 ~ (808) 961.8297 • Fax (808) 961-8296 August 11, 1998 v To: Virginia Goldstein, Planning Director From: Nelson M. Tsuji, Fire Chief SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION 98-6 REQUEST: AGRICULTURE TO URBAN CHANGE OF ZONE APPLICATION (REZ 98-22) REQUEST: A-5a TO RS-10 AND CV-7.5 APPLICANT: PARKER RANCH, INC. TAX MAP KEY: 6-4-02: PORTION OF 42 Fire apparatus access roads shall be in accordance with UFC Section 10.207: "Fire Apparatus Access Roads "Sec. 10.207. (a) General. Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Required. Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. "EXCEPTIONS: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. "2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additica-' fire protection as specified in Section 10.301 (b)• EXHIBIT . To: V_rginia Goldstein, Plain-,ng Director Pace 2 g st 1', 1998 113. When there are not more than two Group R, Divisicr. 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. 11(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) 11(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. Goldstein, ='_anning Director ?aae 3 Auaust 11, 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 t:-.e 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: "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 blankets, breathing apparatus, manual or automatic covers, carbon dioxide, foam, halogenated and dry chemical or other special fire-extinguishing systems. Where such systems are installed, they shall be in accordance with the applicable Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform Fire Code Standards do not apply. Virginia oolastein, Planning Director ?age 4 August 11, 1998 "(c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. "(d) Fire Hydrant Markers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. "(e) Tinting 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 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." NELSON M. T ~Z. Fire Chief NMT/mo -)MI UNITY ASSOCIr ON P.O. Box 685 muela, Hawaii 96743 September 3, 1998 Ms. Virginia Goldstein Planning Director o County of Hawaii .,n 25 Aupuni St. _ r Hilo,HI 96720 ' Subject: SLU application 98-6 COZ application REZ 98-22 Parker Ranch = TMK: 6-4-01: 42 T Dear Ms. Goldstein: The Design Review Committee has reviewed the subject applications and offers the following comments for your consideration. 1) The committee has no objections to the proposed changes in use. Both the commercial and the residential uses are reasonably consistent with the Waimea Design Plan. 2) However, we feel that the minimum lot size for the CV zoning should be 10,000sf, as is consistent with the surrounding properties on the east side of town. As both proposed commercial lots exceed this minimum size, this should pose no problems for the applicant. 3) The committee concurs with the applicant's proposal to install channelized improvements at the intersection of Road A and Mamalahoa Highway. The increase in turning motions that will be generated by the increased intensity of uses justifies these improvements. 4) Given the traffic congestion on Mamalahoa Highway through Waimea, the committee requests that access to the project be restricted to Road A. To that end, we recommend that a "no vehiculaar access and planting screen" easement be required along the highway frontage of lots 1, 21, 22 & 23. We appreciate the opportunity to review such projects and to provide some local knowledge insight to the rezoning and development process. ' Sincerely, 6„9za Summers Chairman Design Review Committee CC: Mel Hewitt, Parker Ranch EXHIS11 (j8 Peter Young, President 1 Mauna Kea Soil and Water Conservation District Box 1089 Kamuela, Hawaii 96743, rr! Crp ~ 1~ ' i C' U; September 2, 1998 Ms. Virginia Goldstein Planning Director County Planning Department 25 Aupuni Street Hilo. Hawaii 96720 Dear Ms. Goldstein: Subject: State Land Use Boundary Amendment Application (98-6) Request: Agriculture to Urban Change of Zone Application (REZ 98-22) Request: A-5a to RS-10 and CV-7.5 Applicant: Parker Ranch, Inc. Tax Map Key: 6-4-01: portion of 42 We have reviewed the above applications and provide the following comments. During normal rainfall one can see sediment laden runoff flowing along Mamalahoa Highway in Waimea. It appears that the majority of the sediment comes from properties along the highway. To keep this problem from increasing, it is imperative that runoff generated by the planned improvements be contained or disposed of onsite. The gutters or drainage swales planned for the subdivision should be paved or grassed so they do not erode when conveying runoff to the storm drains or drywells. The development and implementation of an inspection and maintenance plan for the drainage system is encouraged to keep the system fully functional. Thank you for the opportunity to review this application. Should you need further information, please call me at 885-6602. Sincerely, Dan Kan~~ Chairman EXHIBIT Gs-197 WILLIAM L. MOORE PLANNING 159 HALAI STREET HILO, HAWAII 96720 (808) 935-0311/Fax (808) 933-0162 7 September 10, 1998 C Virginia Goldstein, Director County of Hawaii Planning Department 25 Aupuni Street Hilo, Hawaii 96720 Dear Ms. Goldstein: Subject: State Land Use Boundary Amendment Application (98-6) Change of Zone Application (REZ 98-22) Parker Ranch, Inc. TMK: 6-4-01: portion of 42 This is to acknowledge receipt of a copy of the memorandum dated August 11, 1998 from Nelson Tsuji, Fire Chief to the Planning Director regarding the Change of Zone application from A-5a to RS-10 and CV-7.5, Puukapu Homesteads, South Kohala, Hawaii Island. The memorandum outlined the Fire Department's requirements as stated in the Fire Code. In this regard, please be informed that Parker Ranch, Inc. intends to comply with the requirements of the Fire Code. Please call me if you have any questions on this matter. Sincerely, Wska~b ~ `P William L. Moore cc: Nelson Tsuji, Fire Chief Fire Department Mel Hewett, Trustee Parker Ranch, Inc. EXHIBIT Q56~6 WILLIAM L. MOORS PLANNING 159 HALAI STREET HILO, HAWAII 96720 (808) 935-0311/Faz (808) 934-0162 September 10, 1998 Virginia Goldstein, Director County of Hawaii Planning Department 25 Aupuni Street Hilo, Hawaii 96720 Dear Ms. Goldstein: Subject: State Land Use Boundary Amendment Application (98-6) Change of Zone Application (REZ 98-22) Parker Ranch, Inc. TMK: 6-4-01: portion of 42 This is to acknowledge receipt of a copy of the memorandum dated August 13, 1998 from State Department of Health to the Planning Director regarding the Change of Zone application from A- 5a to RS-10 and CV-7.5, Puukapu Homesteads, South Kohala, Hawaii Island. Please be informed that Parker Ranch understands that the project area is within a Critical Wastewater Disposal Area and Will comply with the requirements of the State Department of Health with respect to wastewater disposal. Please call me if you have any questions on this matter. Sincerely, wkaf'~ ~ Aov- William L. Moore cc: Aaron Ueno, District Environmental Health Program Chief State Department of Health Mel Hewett, Trustee (;P Parker Ranch, Inc. 0 g 4 WILLIAM L. MOORE PLANNING 159 HALAI STREET HILO, HAWAII 96720 'n (808) 935-0311/Fa: (808) 933-0162 , Z/1 September 22, 1998 "~9 1 c Virginia Goldstein, Director County of Hawaii Planning Department 25 Aupuni Street Hilo, Hawaii 96720 Dear Ms. Goldstein: Subject: State Land Use Boundary Amendment Application (98-6) Change of Zone Application (REZ 98-22) Parker Ranch, Inc. TMK: 6-4-01: portion of 42 This is to acknowledge receipt of a copy of the memorandum dated August 31, 1998 from the Department of Public Works, Engineering Division regarding the State Land Use Boundary Amendment from Agricultural to Urban and the Change of Zone application from A-5a to RS-10 and CV-7.5, Puukapu Homesteads, South Kohala, Hawaii Island. Please be informed that Parker Ranch, Inc. intends to comply with the requirements of the Department of Public Works. More specifically, in response to the specific areas of concerns: Building: Parker Ranch, Inc. intends to comply with all codes and statutes relating to building construction. Drainage: Parker Ranch, Inc. will comply with the drainage requirements of the County, including preparation of a drainage study as required. All grading and grubbing activity will comply with the requirements of the Chapter 10 of the Hawaii County Code. Solid Waste: Parker Ranch, Inc. agrees to conform to the rules and regulations of the Department of Public Works relating to solid waste disposal. Roads. Parker Ranch, Inc. has no objections to the restriction of vehicular access from the individual residential lots directly to Mamalahoa Highway. We request that a driveway access directly to Mamalahoa Highway from the Village Commercial zoned area allowable, subject to approval by the Department of Public Works. 0"S900 Virginia Goldstein September 22, 1998 Page No. 2 Parker Ranch, Inc. has agreed to construct the channelized intersection with Mamalihoa Highway to minimize potential traffic impacts resulting from the development of the commercial area. With respect to roadway connections to adjoining parcels, Parker Ranch, Inc. has no objections to the provision of a reserve strip from the roadway terminus to the western property line if required by the County of Hawaii. However, we do not believe this reserve is necessary, given the surrounding land uses and terrain. Parker Ranch, Inc. is willing to provide sidewalk improvements along Mamalahoa Highway fronting the proposed commercial zoned areas, as required by the County. However, it is requesting that existing profile of Road A be retained, which includes 20-foot pavement with grass swales within a 50-foot right-of-way. These road improvements would maintain the rural character of the Waimea area and are consistent with the existing roadway improvements within the Waimea Village area. Please call me if you have any questions on this matter. Sincerely, (I ) 1 W0,41 ~ wo'-L William L. Moore cc: Engineering Division Department of Public Works Mel Hewett, Trustee Parker Ranch, Inc. WILLIAM L. MOORE PLANNING 159 HALAI STREET HILO, HAWAII 96720 (808) 935-0311/Fax (808) 934-0162 1 September 22, 1998 " Virginia Goldstein, Director County of Hawaii Planning Department 25 Aupuni Street Hilo, Hawaii 96720 Dear Ms. Goldstein: Subject: State Land Use Boundary Amendment Application (98-6) Change of Zone Application (REZ 98-22) Parker Ranch, Inc. TMK: 6-4-01: portion of 42 This is to acknowledge receipt of a copy of the letter dated September 3, 1998 from the Waimea Community Association, Design Review Committee, regarding State Land Use Boundary Amendment from Agricultural to Urban and the Change of Zone application from A-5a to RS-10 and CV-7.5, Puukapu Homesteads, South Kohala, Hawaii Island. We appreciate the Waimea Community Association's Design Review Committee's comments on the subject applications. With respect to the request that the minimum lot size of the Village Commercial zoned area be increased from 7,500 square feet to 10,000 square feet, please be informed that Parker Ranch, Inc. has no intent to subdivided the proposed commercial area beyond the two proposed lots. With respect to the request to limit direct vehicular access to the subject area from Mamalahoa Highway, Parker Ranch has no objections to the restriction of vehicular access from the individual residential lots directly to Mamalahoa Highway. However, we are requesting that a driveway access directly to Mamalahoa Highway from the Village Commercial zoned area be allowable, subject to approval by the Department of Public Works. Please call me if you have any questions on this matter. Sincerely, W&at4, ~ VA~q William L. Moore cc: Peter Young, President, Waimea Community Association Aza Summers, Chairman, WCA Design Review Committee Mel Hewett, Trustee, Parker Ranch cls599 WILLIAM L. MOORS PLANNING 159 HALAI STREET HILO, HAWAII 96720 (808) 935-0311/Fu (808) 933-0162 r p r r.12'~2 October 2, 1998 C t~ i Virginia Goldstein, Director County of Hawaii Planning Department 25 Aupuni Street Hilo, Hawaii 96720 Dear Ms. Goldstein: Subject: State Land Use Boundary Amendment Application (98-6) Change of Zone Application (RFZ 98-22) Parker Ranch, Inc. TMK: 6-4-01: portion of 42 This is to acknowledge receipt of a copy of the memorandum dated September 28, 1998 from the Department of Parks and Recreation regarding State Land Use Boundary Amendment from Agricultural to Urban and the Change of Zone application from A-5a to RS-10 and CV-7.5, Puukapu Homesteads, South Kohala, Hawaii Island. The proposed development is primarily targeted towards addressing the housing needs of the Parker Ranch employees. These employees are all residents of Waimea Consequently, the development of this area for residential purposes will not significantly increase the need for additional recreational facilities in the Waimea area Furthermore, as part of its Parker 2020 Project, Parker Ranch is providing a minimum of 30 acres of park and open space within the Parker 2020 Town Center area In addition, Parker Ranch is providing 30 saes of land to the County at no cost for park purposes outside the Town Center area (south of Waimea Airport). Parker Ranch believes that these contributions will more than off-set any increase in park demand created by this development. Please call me if you have any questions on this matter. Sincerely, William L. Moore cc: County of Hawaii, Department of Parks and Recreation Mel Hewett, Trustee, Parker Ranch 0 3r. + WILLIAM L. MOORE PLANNING 159 HALAI STREET HILO, $AWAn 96720 (808) 935.0311/Fa:(808)934-0162 October 2, 1998 F, Virginia Goldstein, Director County of Hawaii Planning Department 25 Aupuni Street Hilo, Hawaii 96720 Dear Ms. Goldstein: Subject: ' State Land Use Boundary Amendment Application (98-6) Change of Zone Application (REZ 98-22) Parker Ranch, Inc. TMK: 6-4-01: portion of 42 This is to acknowledge receipt of a copy of the memorandum dated September 15, 1998 from the Real Property Division of the Finance Department regarding State Land Use Boundary Amendment from Agricultural to Urban and the Change of Zone application from A-5a to RS-10 and CV-7.5, Puukapu Homesteads, South Kohala, Hawaii Island. We appreciate the Waimea Community Association's Design Review Committee's comments on the subject applications. Please be informed that Parker Ranch is aware that the property has been dedicated to agricultural use for real property tax purposes and that roll-back taxes for such use may be applicable. These issues will be addressed with the County at time of development. Please call me if you have any questions on this matter. Sincerely, Woh"" ` { " William L. Moore cc: Real Property Tax Division, Finance Department, County of Hawaii Mel Hewett, Trustee, Parker Ranch 0 995 WILLIAM L. MOORE PLANNL-,v 159 HA1.AI STREET ELMO, HAWAII 96720 (808) 935-0311/Fu (808) 933-0162 q0 October 2, 1998 Virginia Goldstein, Director County of Hawaii . ;9 Planning Department 25 Aupuni Street Hilo, Hawaii 96720 Dear Ms. Goldstein: Subject: 'State Land Use Boundary Amendment Application (98-6) Change of Zone Application (RFZ 98-22) Parker Ranch, Inc. TMK: 6-4-01: portion of 42 This is to acknowledge receipt of a copy of the letter dated September 2, 1998 from the Mauna Kea Soil and Water Conservation District regarding State Land Use Boundary Amendment from Agricultural to Urban and the Change of Zone application from A -5a to RS-10 and CV-7.5, Puukapu Homesteads, South Kohala, Hawaii Island. Please be informed that all County, State and Federal requirements regarding drainage and sediment control will be complied with. The project area will use the existing Road A for access. Road A has been improved with grassed swales and will be dedicated to the County upon completion of improvements. Please call me if you have any questions on this matter. Sincerely, UJ&Mu Y won,4 William L. Moore cc: Dan Kaniho, Chairman, Mauna Kea Soil and Water Conservation District Mel Hewett, Trustee, Parker Ranch C 90294 C L 27 Parker Ranch, Inc. State Land Use Boundary Amendment: Agricultural to Urban Change of Zone Application: A-5a to RS-10 and CV-7.5 TMK: (3) 6-4-02: Portion of 42 Puukapu Homesteads, South Kohala, Hawaii Island Applicant: Parker Ranch, Inc. Mel Hewett, Trustee P.O. Box 458 Kamuela, Hawaii 96743 Agent: William L. Moore William L. Moore Planning 159 Halai Street Hilo, Hawaii 96720 Date: August 2, 1998 COUNTY OF HAWAII PLANNING DEPARTMENT APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT (15 ACRES OR LESS) APPLICANT: Parker Ranch, Inc. APPLICANT'S SIGNATURE:Q MAILING ADDRESS: P.O. Box 458 Kamuela, Hawaii 96743 TELEPHONE: (BUS) (808) 885-7311 (Facsimile) (808) 885-5602 > LANDOWNER: Parker Ranch, Inc. LANDOWNERS SIGNATURE: See Attached TAX MAP KEY: (3) 6-4-01: 42 (Portion) G- LAND AREA. 1.:469-ae m Vs kuy sgAJJ ~ CURRENT STATE LAND USE DISTRICT CLASSIFICATION: Agricultural REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Urban THE APPLICANT SHALL SUBMIT THE FOLLOWING: A. Non-refundable filing and processing fee of two hundred dollars. B. Original and fifteen copies of: 1. Application form. 2. Location map. 3. Preliminary site plan, drawn to scale, with all existing and proposed structures and improvements shown thereon. 4. Reasons for the requested change and written description of the property and proposed development, including but not limited to: a. The extent to which the proposed reclassification conforms to the applicable goals, policies, standards, and courses of action of the General Plan and implementing ordinances, plans and documents; and b. The extent to which the proposed reclassification conforms to the applicable district standards. C. A minimum of 2-foot by 3-foot presentation map requested under B.3, above. 0400a PD 2/26/87 APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII oA L'L 211 Pi`l v PLANNING DEPARTMENT APPLICANT: Parker Ranch, Inc. ~J APPLICANT'S SIGNATURE: 62 ADDRESS: P.O. Box 458 Kamuela, Hawaii 96743 LIST APPLICANT'S INTEREST IF NOT OWNER: Not Applicable LIST PRINCIPAL(S) INCLUDE NAMES OF MAIN OFFICERS: Warren Gunderson, Melvin Hewett, and Carl Carlson, Trustees TELEPHONE-BUSINESS: (808) 885-7311 FACSIMILE: (808) 8885-5602 REQUEST: A-5a TO RS-10 and CV-7.5 (Existing Zoning) (Proposed Zoning) TAX MAP KEY: (3) 6-4-01: 42 (portion) AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 11.469 Acres LANDOWNER(S): Parker Ranch, Inc. OWNER'S SIGNATURE: See attached DATE: (May be by letter) AGENT: William L. Moore ADDRESS: William L. Moore Planning 159 Halai Street Hilo, Hawaii 96720 TELEPHONE-BUSINESS: (808) 935-0311 FACSIMILE: (808) 934-0162 Please indicate to whom original correspondence should be sent. ORIGINAL: Mel Hewett COPIES: William L. Moore ATTACHMENT Residential Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? Yes If yes, please answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? 10.303 ac. b. Into what lot sizes? 10.000 to 20,000 sf c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? 6 months d. Do you intend to build houses on the newly created lots? Not at this time If yes, please answer the following questions: On how many of those lots? N/A At what approximate price range? House N/A Lots N/A Total N/A Approximately how long, after approval of the subdivision, would the first house be available for occupancy? N/A If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. A preliminary schematic subdivision plan has been submitted as part of the Change of Zone application. ~ i 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? N/A b. Sell or lease the land to someone who has tentative plans? NIA C. Sell or lease the land to someone who has no plans? N/A d. Keep it? N/A e. Other (Please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. Do you think that your request and your further plans for the land will alleviate the local housing situation? Yes How? By providing home ownership opportunities for the ranch employees as well as increased housing opportunities for purchase on the market. 4. Are there any buildings on the subject area? Yes If so, what kind? There are three (3) existing residences within the subject area. What do you intend to do with those buildings if you request is approved? The residences will be incorporated into three of the lots and offered for sale to the existing residents as part of the Parker Ranch Employee Housing Program. 5. Is the subject land currently being used for any agricultural activity? Yes If so, please list the kinds of products grown on the how many square feet or acres of land per product. An approximately 3-5 acre portion of the subject area is used for livestock grazing. 6. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 7. Do you think that the roads leading to the subject area needs improvement? No Is so, what kind? The Mamalahoa Highway provides access to the project area. While the highway is adequate to provide access to the subject area, the applicant is proposing to provide turning lanes on this Highway to minimize potential traffic impacts resulting from the development of the commercial area. Is the road adequate for the proposed volume or load Yes 8. What sort of government assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools X b. Roads X C. Sewer X d. Drainage X e. Police Protection X Y Y No f. Fire Protection x g. Recreational Facilities x h. Public Utilities X i. Other X For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. Signature: W& GM { VUIUI~~ ~ l l Address: /l S~ 1 Telephone: l 16dq~) p Date: Ca (a b 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 answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? 1.166 acres b. Into what lot sizes? Approx. 25.000 SF C. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? Within 6 months If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? N/A b. Sell or lease the land to someone who has tentative plans? N/A C. Sell or lease the land to someone who has no plans? N/A d. Keep it? N/A e. Other (Please state) a f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. 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. There are no specific building plans for the commercial area. The applicant is considering establishing convenience commercial uses within this area as market conditions support the development. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development NO If so, please elaborate on your findings in the space provided below. 5. Have you performed any study which discusses environmental impacts your request would have on surrounding area and/or County? YES If so, please elaborate on your findings in the space provided below. There are no significant adverse effects anticipated from the proposed development on surrounding lands or the county should this request be approved. Please see the County Environmental Report which was submitted as part of the change of Zone application. 6. Are there any buildings on the subject area? NO If so, what kind? There are three residential structures within the overall project area. However, the proposed commercial zoned district is vacant of any use. What do you intend to do with those building if your request is approved. 7. Is the subject land currently being used for any agricultural activity? NO If so, please list the kinds of products grown and on how many square feet or acres of land per product. The proposed commercial area is currently vacant of any use. 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? No Is so, what kind? The Mamalahoa Highway provides access to the project area. While the highway is adequate to provide access to the subject area, the applicant is proposing to provide turning lanes on this Highway to minimize potential traffic impacts resulting from the development of the commercial area. Is the road adequate for the proposed volume or load Yes 10. What sort of government assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools X b. Roads x c. Sewer x d. Drainage x e. Police Protection X f. Fire Protection x g. Recreational Facilities x h. Public Utilities X i. other x a i• For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. 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. No historic sites study was prepared for this application. However, the subject are has been is residential and agricultural uses for over 100 years. Accordingly, no historic resources are associated with the project area. Signature: W~''11•• Address: C11~A~ ~lLo Telephone: q3 Date: ~ bZM l U Parker Ranch, Inc. County Environmental Report State Land Use Boundary Amendment: Agricultural to Urban Change of Zone Application: A-5a to RS-10 and CV-7.5 TMK: (3) 6-4-02: Portion of 42 Puukapu Homesteads, South Kohala, Hawaii Island Applicant: Parker Ranch, Inc. Mel Hewett, Trustee P.O. Box 458 Kamuela, Hawaii 96743 Agent: William L. Moore William L. Moore Planning 159 Halai Street Hilo, Hawaii 96720 PARKER RANCH, INC COUNTY ENVIRONMENTAL REPORT State Land use Boundary Amendment and Change of Zone Application (A-5a to RS-110 and CV-7.5) Tax Map Key: (3) 6-4-01: 42 (portion) Puukapu Homesteads, South Kohala, Hawaii Island 1. Introduction and Request The applicant, Parker Ranch, Inc., is requesting a Change of Zone for approximately 10.303 acres from Agricultural -5 acre (A-5a) to Single Family Residential 10,000 square foot (RS-10) and 1.166 acres from A-5a to Village Commercial - 7,500 square feet (CV-7.5) zoned districts. It is also seeking to reclassify an approximately 3.8 acre portion of the project area from the existing State Land Use District "Agricultural" designation to "Urban". The project area is part of the lands that were placed in the Parker Ranch Foundation Trust that was created upon the death of Richard Smart. The Trust was established to benefit the residents of Waimea through contributions to education, culture, and health services. The beneficiaries of the Trust are Parker School, Hawaii Preparatory Academy, Lucy Henriques Medical Center, North Hawaii Community Hospital and the Hawaii Community Foundation. If approved, the applicant intends to subdivide the proposed RS-10 zoned area into approximately 24 lots ranging in size from approximately 13,000 square feet to just under 20,000 square feet. The CV-7.5 zoned area is proposed to be subdivided into two lots and leased or sold for convenience commercial activities. Possible uses include a service station, convenience store, or restaurant to provide services that can benefit the neighborhood. 11. Project Location The proposed project area is bounded by Mamalahoa Highway on the south and two proposed five (5) acre pasture lots to the north. It is immediately adjacent to the Goodyear Tire Center on the west and a small commercial complex to the east and is approximately 1,600 feet east of the Mamalahoa Highway-Kamamalu Street intersection. The project area is situated within Puukapu Homesteads First Series, Puukapu, Waimea, South Kohala, Hawaii Island. Parker Ranch County Environmental Report Page No. 1 A ` 6 4 tWt a AMCA 1 ~3 wAt/(oLOA rLM'aa AMOA , L A L g M/ L O h'X:IYa. r 19 a e d d PROS~c-r 07 61T D, 1M2?'.9 r, to ' ~ d ...~i 1r 2, c p d. fl~ X10 F` O d Ir AV, 9 r. /IS n I AAC i! + i• \ 21 26 'F 8 02 A TRUE NORTH e 02 Ne lN- !f. 06 vr 17 7 ..I 27 x 4 3 / _ Iocj `c f- 5 16 10 PC / 1 os h , 17 ~Q 14 n+ r - ,T `,=roxu a< ~ ~i a.a / pc p 3Tro 0 uI °3 0 / C lei IG rw a arc e p9 ae oW . i 11 i~ P~ ~ M is 0 / q I ,e+ 3O Q / Is Jo tT 1 1 m+ r 03 I S I i I L 1 r _ I I ~ 'v 1 1 ~ ""I II I I I `e I I J I L, C. Ala 6,9*S-8 I 1 r u 4AKo ae .Siso7r' PJJI I y _ tI1 - / : ` WAR m a TM. TAR cau ~A M \ K CI TAXATION MAPS SURF TINNITORV Of MAMA! TAX MAP atvi M A K U A 7 L mAe 6 4.' SUBJECT TO CHANGE •mNTAIMIM SULX:I IN. - 2000 1394 - - LOCATION I"LAN PULIK~APl1, kAlVF-A,,5-KOHALA The project area is a portion of a 32.725 acre parcel which is in the processing being subdivided into six approximately 5 acre lots and a road lot, pursuant to Subdivision No. 86-026. The project area includes proposed Lot Nos. 5 and 6 and Road Lot A of this Subdivision application. III. Project Description A. Project Concept If approved, the applicant intends to subdivide the proposed RS-10 zoned area into approximately 24 lots ranging in size from approximately 13,000 square feet to just under 20,000 square feet. Approximately 16 of these lots are intended to be offered for sale to Parker Ranch employees as part of its employee housing program. The balance of the lots will be sold at market value to cover the cost of development and to provide income to Parker Ranch in accordance with its Trust mandates. The Parker Ranch Employee Housing Program (EHP) provides lots to eligible ranch employees to provide home ownership opportunities. Employees with a minimum of five years of service are eligible for the EHP, as lots are available. The employees are responsible for paying for improvement costs of the lots. However, the cost of the land is amortized and forgiven over the next 20 years by 5% for each year the employee works; so that after 20 years, there is no land cost. There are three existing residences with the proposed RS-10 zoned lands. These residences will be incorporated into the lots and offered for sale to the existing tenants as part of the EHP. These tenants are current Parker Ranch employees. The market units will be sold at prevailing market prices which are estimated to range between $80,000 and $100,000 per lot in the current market. The proposed residential subdivision would include utility and roadway improvements meeting with the approval of the Department of Public Works. The access roads to the individual lots will be maintained in private ownership. It is anticipated that a Planned Unit Development approval will be applied for to allow reduced roadway standards. This will assist in reducing costs for these lots to the ranch employees. Parker Ranch County Environmental Report Page No. 2 aw ~ j 8 ZR O Q C) In c_ J 49 49 C Y I O I 6 ~ t a iy yy -!i• c - ~c + Jl ~ 3 g i ~i ~ J o . r~~r -1- Le) .♦- 1 r r A I; k PI i Z v. oi ! 1 !! ! ",..4. j 1 $ 22:1) %Qs I ts tel ! II 4. s , .., . (/) 1 g k R (N4 -*- N t i; 1 1 N o N v ce R cx. p !II . 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L _ _ _,_ •IN,.., _ - , m'x=4:,..., l' / ..... i f/ , . _are...., •bi � i I %if i N14 a Nt o rourw—raerr • �� — ---- —ii � win • NW' tan $ fi . � — - � MO - AMU 4 a 11 I lit _ ; � 1 IjilItz U .X i4 V V C ' The CV-7.5 zoned area is proposed to be subdivided into two lots and leased or sold for convenience commercial activities. Possible uses include a service station, convenience store, or restaurant to provide services that can benefit the neighborhood. This commercial use will also provide a buffer between the existing Goodyear facility, which is more industrial in nature, and the proposed residential lots. B. Project Timetable and Cost Work on the residential subdivision is proposed to commence immediately upon approval of the request. These lots could then be offered for sale to the Ranch employees in early to mid 1999. The estimated costs of improvements for the subdivision is $400,000. IV. Institutional Considerations A. State Land Use An approximately 7.7 acre portion of the project area is within the State Land Use (SLU) Urban district. The balance of the project area is within the SLU Agricultural district. A petition to amend the SLU Agricultural area to the Urban District has been submitted for process concurrently with the change of zone application. B. County General Plan The General Plan Land Use Pattern Allocation Guide (LUPAG) map. The LUPAG map designates the portion of the project area along Mamalahoa Highway as Medium Density Urban Development which includes: Village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre.) The balance of the project area is within the Low Density Urban designated areas which includes: Single family residential in character, ancillary community and public uses, and convenience type commercial uses. Parker Ranch County Environmental Report Page No. 3 y Y c C. County Zoning The project area is located within the County's Agricultural - 5 acre (A-5a) zoned district. The proposed residential and commercial uses are not consistent with this zoned district. If this request is approved, the project area will be developed in accordance with requirements of the RS and CV zoned districts. D. Community Development Plan. There is no adopted Community Development Plan for the project area and surrounding region. E. Urban Design Plan. The Waimea Design Plan, which was adopted by Council Resolution 214- 86 on October 1, 1986 identifies the southwest corner of the project area for commercial uses. F. Special Management Area The project area is not within the County's Special Management Area. V. Environmental Considerations A. General Description The project area is a portion of the 32.725 acre parcel which is in the process of being subdivided into six (6) lots ranging between 5.001 and 5.633 acres and a road lot. It is a portion of the Puukapu Homestead First Series which was created by the Territory of Hawaii in 1893. Existing land uses within the 11.469 acre project area is a mixture of residential and pasture uses as well as vacant areas that are overgrown with weeds. There are three existing residences which are currently rented to Parker Ranch employees. The portion of the property fronting Mamalahoa Highway was formally used for warehousing and equipment storage by the Ranch. These areas are presently vacant. Parker Ranch County Environmental Report Page No. 4 ~ c B. Soils and Topography Soil in the area is classified as Kikoni very fine loam. This soil is characteristic of the plains around Waimea, and has been formed from volcanic ash on moderate to flat slopes in areas of medium rainfall. The soil is appropriate for pasture, truck crops and wildlife habitat. Permeability is moderately rapid, runoff is slow, and erosion hazard is slight to moderate. The entire parcel has been long affected by residential or grazing uses and has a long history of domination by various combinations of alien plant species. The property is gently sloping, ranging in elevation between 2,780 and 2,800 feet in elevation. Annual rainfall is 40-45 inches. C. Drainage No permanent or intermittent streams appear on maps of the parcel, and no evidence of watercourses or gullies were present in the reconnaissance. Approximately 500 feet to the south and downslope is Lanimaumau Stream. The Flood Insurance Rate Maps for the area classify most of the parcel as Zone X, which is identified in the community flood insurance study as areas of moderate or minimal hazard from the principal source of flood in the area. A small portion (somewhat less than an acre) near the highway is within the flood plain of Lanimaumau Stream. It is classified as Zone A, which are areas subject to inundation by the 100-year flood without detailed hydraulic analysis and base flood elevations. For any property undergoing intensification of use, flooding can also be generated onsite because of the an increase in runoff potential from rain falling on more impermeable surfaces. Mitigation for such impacts is achieved by engineering and employing a system of gutters, storm drains, drywells and related structures to ensure that all runoff is contained onsite. This is a requirement of the County of Hawaii as part of the rezoning process. A flood study of the project area has been prepared. Based on this study, appropriate mitigation measures will be provided meeting with the approval of the Department of Public Works. Based on planned mitigation measures, no net impact to the applicant's or neighboring property or any areas downstream would result from the proposed project. Parker Ranch County Environmental Report Page No. 5 c , D. Air Quality Air quality in the project area is mostly affected by emissions from motor vehicles and natural sources, Volcanic emissions of sulfur dioxide convert into particulate sulfate which causes a volcanic haze (vog) to blanket the area during occasional episodes when trade winds are not present, although vog is unusual in Waimea. Motor vehicles on the Mamalahoa Highway and adjacent roads and homes emit CO, nitrogen oxides and hydrocarbons (an ozone precursor), as well as smaller amounts of other pollutants. No adverse impacts on air quality are expected as a result of this project. E. Noise Noise is generated on site by residential and agricultural activities and off-site by similar activities and the Mamalahoa Highway. Noise levels are low on the site, particularly towards the interior of the parcel. The proposed rezoning would result in greater density of residential activities and would thus generate additional air pollution and noise. The increase in both would be negligible in the context of the existing environment, and merit no special mitigation measures. F. Natural Hazards The entire Big Island is subject to geologic hazards, especially lava flows and earthquakes. The project's location on the extinct Kohala volcano leads to a low risk level: Lava Flow Hazard Zone 8 (on a scale of ascending risk 9 to 1). Zone 8 areas have been free of lava flows for the last 750 years and have had only a few percent covered during the last 10,000 years. The entire island of Hawaii is in Zone 3 on a scale of ascending risk 1 to 4 in the Seismic Probability Rating. Major damage corresponding to a score of 7 or above on the Modified Mercalli Scale is possible. No adverse impacts related to geological hazards is expected to result directly or indirectly from the proposed rezoning. G. Historic Resources There are no historic resources associated with the project area. There is a burial plot immediately to the north of the project area. The Island of Hawaii Burial Council has approved a Burial Treatment plan for the Parker Ranch County Environmental Report Page No. 6 preservation and protection of this area. No impact from the proposed project is anticipated on this site. H. Flora/Fauna The pasture lands within the project area varies from nearly pure stands of kikuyu (Pennisetum clandestinum), to kikuyu mixed with kukaepua'a (Diaitaria cilians), Hilo grass (Pasoalum coniuaatum), clover Trifolium reepens), and many other grasses and herbs. Many areas are infested with shrubs and large forbs such as castor been (Ricinus communis), sodom apple, spiny amaranth (Amaranthus s ink osus), elephant grass (Pennisetum purpureum), and vervain (Verbena litoralis). No natural or native vegetation is present. The only native species observed was popolo. The front portion of the property - within 100 yards of the highway - is taken up by homes, gardens and small pastures. Several large stands of nearly pure elephant grass (Pennisetum purpureum) had come to occupy abandoned areas between houses and driveways. Only one native fauna species, the migratory bird kolea or golden plover (Pluvialis fulva), was observed on the site. It is quite possible that other native forest bird, seabird or migratory bird species could utilize or fly over the site, but it is unlikely that any with threatened or endangered status would find the site suitable habitat or be affected by activities that occur on the parcel. The two Hawaiian raptors, the Hawaiian hawk or'io (Buteo solitarius), and the Hawaiian owl or pueo (Asio flammeus sandwichensis), probably make some use of the area. Although the Hawaiian hawk is an endangered species, the project area is not considered to be part of it essential habitat. No hawk nests were observed on the site, although the scale of the survey was not exhaustive and there may be nests on or very near the property. The only native Hawaiian land mammal, the Hawaiian hoary bat ( asiurus cinereus semotus), may also be present in the area, as it is common in many areas on the island of Hawaii. Observation took place in daylight, and therefore the lack of bat observations may not signify an actual absence of bats. As with the hawk, however, the project area would not be expected to represent essential habitat for species. Alien bird species observed on the site during the reconnaissance were limited to the Japanese white-eye (Zosteropss japonica), zebra dove (Geopilia striata), spotted dove (Streptopelia chinensis), and northern Parker Ranch County Environmental Report Page No. 7 cardinal (Cardinalis cardinalis). Feral cats (Felis catus), rats (Rattus spp.) and mice (Mus musculus domesticus) are also likely to inhabit or use the parcels. The entire back of the property is also a pasture for horses. No rare, threatened or endangered species as listed by the U.S. Fish and Wildlife Service are present on the parcel, nor are there unique or valuable wildlife habitats. The history of continuous disturbance (including cattle grazing) coupled with its lowland context indicated that the property has very little value in terms of conserving native species. No impact on native species or habitat is expected to result form the rezoning or subsequent activities on the project area. 1. Water and Coastal Resources The project area is situated at the 2,800 elevation, over 12 miles from the nearest coastline. Consequently, the requested action will not have impact on coastal resources or processes. The area is underlain by basal groundwater. Cesspools will not be allowed, and individual wastewater systems, such as septic tanks will be installed in conjunction with the development of the respective lots. J. Scenic and Visual Considerations The scenic visual character of Waimea is derived from a landscape of pastures greened by fog and rain and framed in the dramatic backdrop of the Kohala Mountains and Mauna Kea. The scenic views of Pu'u Iki, which lies directly mauka (north) of the project area, are specifically cited in the Hawaii County General Plan Support Document (p. 35) as an example of natural beauty worthy of preservation. The proposed rezoning is unlikely to adversely affect scenic views for several reasons. The new lots proposed are either within areas of existing homes or behind such homes, from the point of view of the observer on or near Mamalahoa Highway. Secondly, these areas do not occupy areas substantially higher in elevation, and thus structures built there will not tend to be interposed between viewers and the scenic, forested pu'u behind. Parker Ranch County Environmental Report Page No. 8 VI. Social and Related Considerations A. Surrounding Land Uses Surrounding land uses include a mix of residential, commercial and agricultural activities. The Goodyear Store and Kamuela Liquor Store are situated immediately to west of the project area. The Waimea Civic Center is situated approximately 2,000 west of the project area. The lands surrounding the project area are zoned A-5a, except for the two commercial areas along Mamalahoa Highway immediately to the east and west, which are zoned for Neighborhood Commercial -7,500 square foot (CN-7.5) uses. The areas to the south, across Mamalahoa Highway from the project area are also within zoned CN-7.5. There is RS-10 zoned districts to the south of the CN zoned lands, including DHHL's Kuhio Village. In addition, there are a number of non-conforming subdivisions to the east of the project area, with lots between 7,500 square and 10,000 square to the east of the project area. The areas to the north, which were recently subdivided consistent with the A-5a zoning, are currently used for marginal grazing. These areas were used for grazing as part of the Parker Ranch operations. However, because of the isolation of this area from the main ranching operations, it is not longer used by the Ranch. The proposed development is consistent with these existing surrounding uses and fits into the overall development pattern of the Waimea area. B. Economic Impacts The proposed improvements would lead to an addition of approximately 21 new house sites and two commercial lots as well as offering home ownership opportunities to the three existing tenants. The magnitude of this addition is not substantial, considering the current size and rate of change of the population in Waimea. Substantial beneficial impacts to longtime Waimea residents would result from the construction of affordable housing for Parker Ranch employees. The convenience commercial area will provide opportunities for new business. It will also serve the existing residents of Waimea by providing goods and services in a convenient location that will not require them to drive into the urban center. Parker Ranch County Environmental Report Page No. 9 C. Agricultural Impacts The State' Agricultural Lands of Importance to the State of Hawaii classifies these lands as "Other Important Agricultural Land." This classification includes lands other than "Prime" or "Unique" that is also of statewide or local importance for agricultural use. The Land Study Bureau classification of these lands is "B". The project area has long been used for grazing as part of Parker Ranch's operations. However, because of the isolation of this area from the main ranching operations, it no longer is used by the Ranch. There are marginal grazing operations on portions of the project area as well as the lands to the north. However, much the project area is already being used for single family residential purposes or is vacant. This area has been designated for urban development by the County General Plan LUPAG map. Furthermore, an approximately 7.7 acre portion of the project area is already withing the SLU Urban district and therefore has been identified for urban type uses by the State. Consequently, the proposed rezoning will not result in a loss of a valuable agricultural resource. Accordingly, the long term conversion of these lands to urban uses will not significantly reduce the overall productivity of the Island's and State's agricultural industry. VII. Infrastructure Considerations A. Roads Access to the project area is from Mamalahoa Highway which is a two lane roadway within a sixty foot right-of-way fronting the project area. This segment of Mamalahoa Highway is maintained by the County of Hawaii. Access to the project area will be from Road A which has a fifty foot right- of-way and will be improved to County dedicable standards. Sidewalk improvements are proposed to be provided along the west side of this street to the north end of the CV-7.5 zoned district. The approval of the project will result in an increase of traffic along Mamalahoa Highway resulting from the turning movements into and out of the proposed roadway. In order to mitigate any potential adverse impacts, the applicant is proposing to provide a channelized intersection, including a left turn pocket and other improvements required by the County. Parker Ranch County Environmental Report Page No. 10 B. Water Water is available to the project area from an 8-inch and 12-inch waterline which are situated within Mamalahoa Highway. Parker Ranch has drilled a water well to the north of the project area. This well is in the process of being connected to the County water system and will provide reliable water source for this area. Presently, DWS relies on surface sources for its potable water supply. C. Wastewater There is no municipal sewer system serving the Waimea area. Consequently, waste water disposal will be handled by individual waste water treatment systems. Should the commercial area require it, a package sewage treatment facility will be provided. All wastewater disposal shall comply with the State Department of Health requirements. D. Solid Waste The Waimea Transfer station presently is the only solid waste facility in the Waimea area. The County's Puuanahulu site provides landfill facilities for the West Hawaii Region. This site is presently in the process of transferring operations from a private company to the County. Should this site not be available, the Hilo Landfill facility can accommodate the waste until an acceptable landfill can be developed. Police and Fire Protection are available to the project area. There is a police substation and fire station situated at the intersection of Mamalahoa Highway and Kamamalu Street, approximately 2,000 feet to the north of the project area. Waimea is served by the Waimea Intermediate and Elementary School. Honokaa High School, which is approximately 15 miles to the east serves as the regions public high school. In addition, Parker School and Hawaii Preparatory Academy offer education facilities to the community. Waimea is served by the existing Waimea Park, which is a 10.5 acre County Facility. The County also operates the Thelma Parker Gymnasium. E. Other Utilities All other necessary utilities and services, including electricity, telephone and cable television, are available to the project area. Parker Ranch County Environmental Report Page No. 11 Vlll. Impact Significance Analysis A. Relationship between local short term uses of the environment and maintenance and enhancement of long term productivity. The project area is presently used for single family residential and extensive agricultural activities. No other short term uses of the property that may have a potential negative long term consequences have been identified. Potential long term impacts include a continued use of the property at less than optimum activity based on the Genera Plan LUPAG map's Medium and Low Density Urban Designations. The proposed change of zone and State Land Use Boundary Amendment will result in the creation of a small convenience commercial area and residential community. Accordingly, the proposed action will result in a furtherance of the County's vision for development of this area. The proposed activities will provide much needed affordable housing for the areas residents. The approximately 15-18 unit Parker Ranch employee housing project will provide housing opportunities for the Ranch employees who are already residents of the Waimea area. In addition, the market component will provide a mix of housing opportunities for the residents of the area. There will be some loss of productive agricultural lands. However, these lands are not in intensive agricultural production and have been identified for urban development by the County General Plan. Consequently, the removal of these lands from agricultural production will not have an adverse impact on the overall agricultural productivity of the County. Accordingly, the implementation of this project will provide needed residential and commercial services to the existing and future residents of the Waimea area in keeping with the adopted plans. B. Alternatives to the Proposed Action. The are several potential alternatives to the proposed action, including: a. No Build b. Development of the entire area for residential uses c. Development of the project area for small agricultural lots d. Development of multiple family residential units within the Medium Density Urban Designated areas. Parker Ranch County Environmental Report Page No. 12 The "no build" alternative will not result in any adverse impacts on the surrounding areas. At the same time, there will be no benefits from the area resulting from development of employee housing units for the Parker Ranch employees. In addition, while the convenience commercial area may result in additional traffic impact at the proposed access road, it may reduce overall traffic movements by provide commercial services in closer proximity to existing residential areas to the east of the project area. All of the "build" alternatives will have a similar impact on the physical environment, result in the loss of agricultural land. However, the full benefits of providing a mixed use development will be lost. Furthermore, any specific impacts of the proposed development can be addressed through the proposed mitigation measures and conditions of approval. C. Mitigative Measures The following mitigative measures are being proposed by the applicant to minimize any potential impact from the project: o Provision of drainage improvements meeting with the approval of the Department of Public Works. o Comply with the requirements of the State Department of Health with respect to the provision of wastewater facilities. o Construction of intersection improvements, consisting of turning lanes, at the Mamalahoa Highway, Road A intersection, meeting with the approval of the Department of Public Works. D. Environmental Effects which cannot be avoided should the proposal be implemented. The implementation of the proposed project will result in a loss of lands that are classified as "prime" and have a capability class of B as determined by the Land Study Bureau. While the soils have the potential for productive use, the project area is not presently utilized for intensive agricultural uses. Consequently, the long-term conversion of these lands to urban uses will not significantly reduce the overall productive of the Island's and State's agricultural industry. In addition, there will be short term noise and dust impacts during the construction period. These impacts will be mitigated by compliance with the applicable regulations and standard operating procedures to minimize such impacts during the construction phase. Parker Ranch County Environmental Report Page No. 13 e, E. Any irreversible and irretrievable commitment of natural resources which would be involved in the proposed action. There are no significant natural resources associated with the project area. The area has been extensively disturbed in the past by human activity, including farming and cattle ranching. There are no significant native habitat nor are any rare, threatened or endangered species associated with this area, Consequently, while the implementation of the proposed project would result in the irreversible and irretrievable loss of certain natural resources, these resources are primarily limited to the land on which the proposed project is located and the construction materials, manpower, and energy required for the project's development. The impacts represented by the commitment of these resources, however, must be weighted against the positive benefits that could be derived from the project versus the consequences of taking the "no build" alternative. Any other "build" alternative will result in a similar commitment of natural resources. IX. Regulatory Analysis A. General Plan LUPAG Map The General Plan Land Use Pattern Allocation Guide (LUPAG) map. The LUPAG map designates the portion of the project area along Mamalahoa Highway as Medium Density Urban Development. The proposed development is consistent with these designations. B. General Plan Policies The General Plan Support Document's Land Use Element identifies the Waimea area as an "Urban Center"for the South Kohala District. The project area falls within this area. The proposed change of zone is consistent with the General Plan Housing goals of providing a variety of housing choices as well as attaining a diversity of socio-economic housing mix within the South Kohala area. By allowing the proposed development, the following Housing goals of the General Plan may be attained: o Maintain a housing supply which allows a variety of choice. o Improve and maintain the quality and affordability of the existing housing stock. Parker Ranch County Environmental Repon Page No. 14 o The County shall encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. The proposed development is consistent with the Single Family Residential Element which states: o Designate and allocate land uses in appropriate proportions and mix in keeping with the social, cultural and physical environments of the County. o To maximize choices of single-family residential lots and/or housing for residents of the County. o To ensure compatible uses within and adjacent to single- family residential zoned areas. o To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. o The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and stated goals, policies, and standards. o Areas shall have basic improvements and amenities necessary for immediate use. o Areas shall be limited to low-density and medium density residential uses. The proposed development is also consistent with the Commercial Development Land Use Element which states: o Provide for commercial developments that maximize convenience to users. o Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. o Commercial developments shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. o Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. Parker Ranch County Environmental Report Page No. 15 o The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. o The establishment of Waimea as a regional commercial center for northern Hawaii shall be encouraged. Discussion: The project is conveniently located to schools, recreation, commercial areas, and employment centers and is an area that is targeted for residential and commercial development by the County. The proposed development is compatible with surrounding land uses. There are commercially zoned lands immediately to the east and west of the project area. In addition, there are large residential subdivisions to the east while the main urban area of Waimea is situated to the west. The project area is conveniently located to public and private services, shopping, other community activities as well as existing utilities, facilities and government services. The site is on the eastern edge of the existing Waimea Urban area and is near police, fire, schools and recreational facilities. The approval of this request will allow the provision of residential units serving a wide range of needs. The majority of the lots will be sold to Parker Ranch employees as part of its EHP. This will, in turn, provide homeownership opportunities to the workers by providing affordable housing. The request will provide opportunities for new or existing business to establish themselves. It will also provide goods and services in a convenient location to meet the needs of existing residents in the Waimea area. C. State Land Use Urban District Boundary Standards 1. Lands characterized by "city-like" concentrations of people, infrastructure and services. The project area and surrounding lands can be characterized by "city-like" concentrations of people, structures, streets, urban level of services, and other related uses. Parker Ranch County Environmental Report Page No. 16 . r: The project area is immediately adjacent to the Waimea Urban center which is the major employment, health and service center in this region. Major business include the Lucy Henriques Medical Center and North Hawaii Community Hospital, Canada-France and Keck Astronomical Observatories base facilities, Parker Ranch, Hawaii Preparatory Academy and Parker School. Shopping facilities include Parker Ranch Center, Waimea Shopping Center and numerous smaller commercial facilities. It is immediately adjacent to areas which have been zoned for commercial and single family residential uses. The project area and surrounding lands are well served by basic infrastructure and governmental services. The County is in the process of upgrading and widening Mamalahoa Highway immediately to the west of the project area. Other necessary utilities are available to the project area, including water, electricity, telephone and cable television. 2. Lands with suitable topography and drainage and reasonably free of natural hazards. The project area is relatively level and does not have any topographic or drainage concerns which will limit the developability of the area. There are no natural hazards associated with the area that are unique or different from the surrounding areas. 3. Lands contiguous with existing urban areas. The portion of the project area within the SLU Agricultural district is bounded by urban designated lands to the east and west and to the approximately 7.7 acre portion of the project area itself. Consequently, the approval of the reclassification to urban will continue the existing development pattern within the Waimea area. Furthermore, the approval of the reclassification will not contribute toward scattered spot urban development, but will concentrate such uses within the existing Waimea area. 4. Consistent with County General Plans The proposed development is consistent with the County General Plan LUPAG map which designates the project area for Low and Medium Density Urban development. Parker Ranch County Environmental Report Page No. 17 x!, wNy i Discussion The applicant believes the proposed reclassification is consistent with the State's land use law, Chapter 205, Hawaii Revised Statutes (FIRS). Section 205-2(a) (1), HRS provides that urban district shall include lands which were in urban use at the time of the statute's enactment and "...a sufficient reserve area for foreseeable urban growth...". The project area is a portion of the Waimea area which has been identified as an urban center by the Hawaii County General Plan. The proposed reclassification is in keeping with the overall pattern of current and proposed growth. The area is well served by existing utilities and infrastructure and has no constraints which restrict development of the area. The project area has historically been used for warehouse purposes and employee housing. The proposed Urban designation of the approximately 3.8 acre portion of the project area is consistent with these past uses. This area has been designated for urban development by the County General Plan LUPAG map. Consequently, the proposed rezoning will not result in a loss of a valuable agricultural resource. Furthermore, the long term conversion of these lands to urban uses will not significantly reduce the overall productivity of the Island's and State's agricultural industry. Based on the above, the proposed reclassification of the approximately 3.8 acre portion of the project area from Agricultural to Urban would result in an appropriate land use pattern and further public convenience, necessity and general welfare. Parker Ranch County Environmental Report Page No. 18