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HomeMy WebLinkAboutCOM 1049.000 1996-1998 Mtn a,. William G. Davis Stephen K. Yamashiro Managing Director Mayor Henry Cho Deputy Managing Director ~II1t2t#~J o ~AH1uztu 25 Aupuni Street, Room 215 Hilo, Hawaii 96720-4252 • (808) 961-8211 Fax(808)961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808) 329-5226 • Fax (808) 326-5663 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: 6-4-01: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: 7-4-4:33 (bum No. Flle No. z kN W. Tot TAG rv R41. trace _ OCT 2 7 19,qd 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 Map Key: 7-2-3 7 Portion of 1 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 ashiro r4L Mayor Enclosures cc: Planning Department 1 v OF {T • vV Stephen K. Yamashiro , Mayor w eMi'\ (9IIltlt of ~2I(tI2tTt PLANNING COMMISSION 25 Aupuni &r , Roam 109 • Hilo, Hnnii %720-4252 (808) %1-8288 Fox (808) %1.%15 OCT 2 6 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 98-20) Applicant: Mr. and Mrs. James William Cardin Request: A-20a to FA-3a Tax Man Key: 7-3-25:15 The Planning Commission, after a duly held public hearing on October 16, 1998, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 21.961 acres of land from Agricultural (A-20a) to Family Agricultural (FA-3a). The property is located in the Kaloko Mauka Subdivision on the north side of Kaloko Drive at approximately the 2,500-foot elevation, Kaloko, North Kona, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 The Change of Zone Application from Agricultural-20 acres (A-20a) to a Family Agricultural-3 acres (FA-3a) zoned district will conform to the following goals, policies and standards of the General Plan Land Use and Agricultural Elements: o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. o Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zone uses, availability of public services and utilities, access, and public need. o The compatibility of agricultural and non-agricultural uses should be carefully reviewed and where appropriate, buffers required. o Rural-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. o Protect and encourage the intensive utilization of the County's important agricultural lands. o The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. o Agricultural land shall be used as one form of open space or green belt. While the potential for intensive and/or extensive agricultural uses may exist, the project site is comprised of soils identified as Kiloa Extremely Stony Muck (rKXD). This soil consist of well-drained, thin, extremely stony organic soils over fragmental A'a lava and is used primarily for woodland and pasture. Soils within the subject property have been classified as "E" (Very Poor) for agricultural productivity by the Land Study Bureau's Detailed Land Classification System. Finally, soils within the subject property are classified as "Unique Agricultural Land" by the ALISH system. "Unique Agricultural Land" are lands that have the special combination of soil, quality, location, growing season and moisture supply and which is used to produce sustained high quality and/or high yields of a specific crop when treated and managed according to modern farming methods. The recordation of deed restrictions for individual lot owners to file a conservation plan with the Kona Soil and Water L Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 Center for protection as a watershed area. Approval of the requested change of zone will not alter the existing land use conditions within Kaloko Mauka Subdivision. Whether a parcel has an Agricultural zoning with a minimum lot size of 3 or 20 acres, uses permitted within the Agricultural District will allow for a variety of agricultural activities to be conducted on the property. Therefore, favorable consideration of this request will also complement the goals, policies and standards of the Land Use and Agricultural Elements of the General Plan previously cited above. Primary access to the subject area from the Mamalahoa Highway is provided by Kaloko Drive, a County roadway having a pavement of approximately 20 feet with 8-foot wide grassed shoulders within an 80-foot wide right-of-way. This road is able to accommodate the proposed subdivision. The Mamalahoa Highway-Kaloko Drive intersection is of a "T" configuration without channelization improvements. The analysis of traffic along Kaloko Drive and at its intersection with the Mamalahoa Highway found that there are no appreciable delays at this intersection during the AM and PM peak traffic hours. The Department of Transportation and Public Works have expressed the need for improvements to the Mamalahoa Highway-Kaloko Drive intersection. The need for such improvements is essential since similar changes of zone may occur throughout the Kaloko Mauka Subdivision and the creation of additional homesites placing additional traffic burdens on the intersection. Water for the proposed subdivision development will be provided by the existing County's North Kona Water System. Wastewater generated by the proposed development will be disposed of utilizing an individual wastewater disposal system for each lot meeting the requirements of the Department of Health. All other essential utilities and services are or will be made available to support the proposed development. An archaeological investigation of the Kaloko ahupua'a was conducted by Huehue Ranch, the developer of the Kaloko Mauka Subdivision. According to the application, archaeological sites as part of an agricultural field system may be located within the subject property. The applicants stated that no construction or land alteration activity will commence until such time that the appropriate clearances are secured from the affected State and County agencies. It is recommended that an archaeological study of the subject property be submitted for review and approval by the Planning Director in consultation with the Department of Land and Natural Resources-Historic Preservation Division (DLNR-HPD) prior to the submittal of plans for subdivision review. Should significant historical sites be located within the subject Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 property, an archaeological preservation/mitigation plan shall be submitted for review and approval by the Planning Director in consultation with the DLNR-HPD prior to the issuance of Final Subdivision Approval or any land alteration activities. In addressing potential adverse visual impacts, the clearing of the subject property for individual homesites and agricultural uses may have on the existing upland forest character within the subject area, the applicants have proposed a 60-foot wide "forest reserve easement", a 60-foot wide structural setback along the existing roads in lieu of the required 30-foot setback, a 30-foot "forest reserve easement" along all lot lines not covered by the 60-foot easement and a provision that no-less-than 50% of the entire lot area be retained in forest. These recommended conditions will attempt to preserve the forest corridor so prominent along the roads of Kaloko Mauka Subdivision. Based on the above findings, approval of the Change of Zone request from Agricultural-20 acres (A-20a) to Family Agricultural-3 acres (FA-3a) zoned district would result in an appropriate land use pattern that will further benefit the general public. For your favorable consideration, an amendment to Section 25-8-2, the North and South Kona Districts Zone Map, of the County Zoning Code is transmitted. We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, Kevin M. Balog, Chairman Planning Commission LCardi0l.PC Enclosures cc: Mr. Gregory R. Mooers James and Sandra Cardin Department of Public Works Department of Water Supply West Hawaii Office Department of Land & Natural Resources Kazu Hayashida, Director/DOT-Highways, Honolulu BCardi0J.emm/rhy-08/27/98 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT JAMES WILLIAM CARDIN AND SANDRA LYNETTE CARDIN CHANGE OF ZONE APPLICATION NO. (REZ 98-20) JAMES WILLIAM CARDIN AND SANDRA LYNETTE CARDIN have submitted an application for a Change of Zone by changing the district classification from Agricultural (A-20a) to Family Agricultural (FA-3a) for approximately 21.961 acres of land. The property is located in the Kaloko Mauka Subdivision on the north side of Kaloko Drive at approximately the 2,500-foot elevation, Kaloko, North Kona, Hawaii, TMK: 7-3-25:15. GENERAL INFORMATION 1. Land Ownership: James William Cardin and Sandra Lynette Cardin are the fee simple owners of the subject property. PROPOSED DEVELOPMENT 2. Request: The applicants are requesting a Family Agricultural-3 acres (FA-3a) zoned designation in order to subdivide the subject property into a total of five lots in sizes ranging from 3.01 to 5.369 acres. 3. Objectives: "The owners propose to create five lots in sizes varying from 3.01 to 5.369 acres. The applicants intend to build a home on one of the parcels and the other four lots will be offered to prospective purchasers for use as family farms. The specific uses will be determined by the individual buyers and are expected to replicate those activities and uses of other nearby properties, i.e. natural forest, orchard, garden, nursery, wildlife habitat, and open space." 4. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit A - Change of Zone Application dated May 5, 1998) STATE AND CO 2ED PLANS 5. SLU: Agricultural. 6. Hawaii State Plan Consistency: Economic objectives and policies. 7. General Plan Consistency: Economic, Agricultural, and Land Use Elements goals, ATTACH. C-1049 (B-330) f policies and courses of action for North Kona. 8. GP LUPAG Map: Extensive Agricultural. 9. Kona Regional Plan: Agricultural. 10. Zoning: Agricultural 20-acre (A-20a). 11. SMA: The property is not situated within the Special Management Area (SMA). 12. County Council's Resolution No. 58-97: On June 2, 1997 the County Council adopted Resolution No. 58-97. This resolution amends the Resolution No. 330- 96, which stated Council's previous policy that no lands above the 3,000-foot elevation within the Kaloko Mauka Subdivision or the 2,500-foot elevation above sea level elsewhere in the districts of North Kona and South Kona shall be reclassified to any zone district having a minimum lot size of less than 20 acres. In Resolution No. 58-87, Council stated that a maximum density of two dwellings per twenty acres for lands within the Kaloko Mauka Subdivision above the 3,000-foot elevation, with certain conditions, would protect the watershed and native forest and maintain a low density pattern. The resolution recommends that Agricultural-10 acres (A-10a) zoning requests for only those parcels within the Kaloko Mauka Subdivision above the 3,000-foot elevation and include the conditions as stated within Resolution No. 58-97 with such recommendation provided that the other goals, policies, and standards of the General Plan are met. (See Exhibit B - Resolution No. 58-97) Note: The subject property is located below the 3,000-foot elevation. DFSCRD'TION OF PROPERTY AND SURROUISMINC AREAS 13. Subject Property: The subject property is a rectangular shaped lot. There are no structures on the property. 14. Soil Conservation Service Soil Survey Report: The Soil Survey Report classifies soils within the project site as Kiloa Extremely Stony Muck (rKXD), 6 to 20 percent slopes. This soil consists of well-drained, thin, extremely stony organic soils over fragmental A'a lava. The surface layer is very dark brown, extremely stony muck about 10 inches thick. Permeability is rapid, runoff is very slow and the erosion -2- hazard is slight. This soil is used for woodland and pasture. 15. Land Study Bureau's Detailed Land Classification System: Soils within the subject property are classified as "E" (Very Poor) for agricultural productivity by the Land Study Bureau. This soil is unsuited for machine tilling. 16. Agricultural Lands of Importance to the State of Hawaii (ALISH) System: Soils within the subject property are classified as "Unique Agricultural Land" by the ALISH System. "Unique Agricultural Land" are lands that have the special combination of soil quality, location, growing season and moisture supply and which is used to produce sustained high quality and/or high yields of a specific crop when treated and managed according to modem farming methods. 17. FIRM: The subject property is located within Zone X, areas determined to be outside the 500-year flood plain. 18. 'Alala Recovery Plan: This plan dated October 28, 1982, prepared and approved by the U.S. Fish and Wildlife Service in cooperation with the 'Alala Recovery Team, recommends that certain selected essential habitats be preserved and properly managed to provide for the continued existence and growth of the population of the 'Alala, an endangered bird whose population has reached an extremely critical state. The Central Kona area along the north and west slopes of Hualalai is considered to be the center of concentration for breeding 'Alala. The Plan recommends that portion of the lands of Kaloko above approximately 3,200 feet to 3,400 feet elevation, including all parcels in Blocks 8 thru 13 of Kaloko Mauka Subdivision, be designated as essential habitat for the 'Alala. Once such a habitat is "secured", a specific management plan for each habitat needs to be developed which would address the improvement of food supplies, protection from grazing, predators and wildfires, and other management and monitoring activities to provide for a stable and secure environment for the recovery of the 'Alala. The subject property is located at an elevation of approximately 2,500 feet above mean sea level, below the elevation recommended as an essential habitat. -3- 19. Flora and Fauna: The subject parcel is heavily vegetated and is covered with ohia, tree fern and a variety of shrubs and non-native vegetation. Wildlife seen at the property consists of turkeys, hawks (I'o), Chinese pheasant and other forest birds. Though the area above 3,200 feet in Kaloko has been considered an important habitat for the 'Alala, the Department of Land and Natural Resources (DLNR) indicated that there have been no sightings in Kaloko during this decade. 20. Surrounding Zoning/Land Uses: The Kaloko Mauka Subdivision extends from the 1,700-foot elevation to the 5,700-foot elevation of Hualalai. Between the 1,700 to 2,600-foot elevation, the lands are zoned A-3a and A-20a. At the 2,900-foot elevation, the lands are zoned A-5a and A-20a. At the 3,000 to 4,200-foot elevation, lands are zoned A-7a, A-10a and A-20a. (See Exhibit C - Current Zoning of Surrounding Properties) PUBLIC UTILITIES AND SERVICES 21. Roads: Primary access to the subject property from Mamalahoa Highway is provided by Kaloko Drive, a County roadway, which has an 80-foot right-of-way with a 20-feet wide pavement and 8-foot wide grass shoulders. It should be pointed out that approximately $133,550 has been collected through conditions of change of zone requests and an additional $48,000 was appropriated by the County Council (Ordinance No. 94-92) for the improvement of the Kaloko Drive-Mamalahoa Highway intersection. The Department of Public Works has been coordinating this improvement with the State Department of Transportation and there is a tentative agreement that the County will design and construct the improvements to the intersection. 22. Services: All essential utilities and services are available to the subject property. AGENCIES' COMMENTS 23. Department of Public Works (September 1, 1998 Memo): "We have reviewed the subject application and our comments are as follows: 111. Buildings shall conform to all requirements of code and statutes pertaining to building construction. "2. All development generated runoff shall be disposed of on site and shall not be -4- directed toward any adjacent properties. "3. A drainage study should be prepared and a drainage system should be installed meeting with the approval of DPW. "4. Applicant shall be informed that if drywells are included in the subject improvements, and Underground Injection Control (UIC) permit must be applied for from the Department of Health, State of Hawaii. "5. All grading and grubbing activities shall comply with Chapter 10 of the Hawaii County Code. "6. The sight distance must meet the requirements of the Statewide Design Manual. "7. Vehicular access shall meet with the approval of the Department of Public Works. All lots should be accessed from one common access road." 24. Police Department (June 17, 1998 Memo): "We have reviewed the change of zone application and have no comments or objections to offer at this time." 25. Real Property Tax Office (August 19, 1998 Memo): "There are no comments at this time. Current Real Property taxes are paid through June 30, 1998. " 26. 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." 27. Land Use Commission (June 4, 1998 Letter): "We have reviewed the subject application transmitted by your memorandum dated June 1, 1998, and fund that the subject parcel, as represented on the vicinity and location maps, is designated within the State Land Use Agricultural District. "For your information, the subject parcel is immediately south of a portion of the petition area in LUC Docket No. BR93-694/Office of State Planning, which involved the reclassification of approximately 5,914.96 acres from the Agricultural District to the Conservation District for the protection and enhancement of watershed areas and -5- native forest habitats. "We have no further comments to offer at this time. We appreciate the opportunity to comment on the subject application." 28. Department of Transportation (July 13, 1998 Letter): "Thank you for the opportunity to review the subject application. "We have the following comments regarding the intersection of Kaloko Drive and Mamalahoa Highway (Route 190): 1. No further development (change of zone, subdivision, land use change, etc) should be permitted in the area until the intersection is improved. 2. Sight distance improvements at the intersection must be implemented. 3. The intersection must be channelized and a street light provided. 4. All improvements must be made at no cost to the State. 5. All plans for the improvements within the State highway right-of-way must be submitted to our Highways Division District office for review and approval." 29. Department of Land and Natural Resources, Division of Land Management (September 16, 1998 Letter): "Thank you for the opportunity to review and comment on the subject change of zone application. "The Department of Land and Natural Resources has no comment to offer at this time." 30. Department of Land and Natural Resources, Historic Preservation Division (June 17, 1998 Letter): "This is in response to your Memo of June 1, 1998 regarding the subject application. "The 20.990 acre parcel, which is located at the 3200 foot elevation on the slopes of Hualalai, has not been surveyed for archaeological sites. The application states that an archaeological survey of this area does not seem warranted because the parcel is located above the limits of traditional Hawaiian agriculture. The survey to which they refer set limits at the 3500 foot elevation, however. There is thus a possibility of -6- finding evidence of early agricultural activity, and possibly other evidence of Hawaiian activity in subsurface lava tubes. "If the subject parcel was included in the jointly funded archeological inventory survey referred to in the application, we believe that a final decision on this application should be deferred until an acceptable report on the survey is submitted to our office for review and comment." 31. Kona Soil & Water Conservation District (September 9, 1998 Letter): "This parcel is a proposed lot upzoning request for eventual resale in the Kaloko Mauka subdivision. Zone change from A-20 to A-3a. This property is not within the scope of the North Kona Flood Plain Management Study. There is no history of flooding in this area. Care should be taken, however, to insure runoff is not increased by developmental activities and road or other imperious surface construction. There is also concern for the continued maintenance or watershed and habitat values provided by the forest in Kaloko Mauka that over time may be impacted by increased clearing of that area." 32. Department of Water Supply: (See Exhibit D - August 17, 1998 and September 1, 1998 Memos) 33. Fire Department: (See Exhibit E - August 11, 1998 Memo) APPLICANT'S RESPONSE 34. Applicant's Response: (See Exhibit F - August 21, 1998, August 31, 1998, September 9, 1998 and September 10, 1998, September 25, 1998 Letters) AGENCIES - NO RESPONSE 35. Department of Agriculture, and HELCO PUBLIC COMMENTS 36. The department has not received any comments or objections from the general public or adjacent landowners on the subject application. -7- COUNTY OF HAWAII LANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) IiPPLICANT: J I LLB . C b1/J 5f1 j~~hy} P_11 L, CA,Ztb1 i 'tPPLICANT'S SIGNATURE: c~ iC• 6X,,d4i,_ DATE: -ly 1DDRESS: 76 6009 A hoa Highway Holualoa, Hawaii 96725 r C 7z, .IST APPLICANT'S INTEREST IF NOT OWNER: nwnar .IST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: 'HONE:(Bus.) (Res.) 324-1718 (Fax) 324-0058 .ANDOWNER(S): James Willi r and Sandra Lynette Cardin _-kNDOWNER SIGNATU DATE: 5 (May be by letter) ANDOWNER(S) ADDRES : Same EQUEST:Agricuitural-20 acres (A-20a) TOFamily Agricultural-3 acres (FA-3a) (Existing zoning) (Proposed Zoning) AX MAP KEY: 7-3-25:15 iREET ADDRESS OF PROPERTY: Lot 3, Block 4 of Kaloko Mauka Subdivision :ZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 21 -Q61 a~raG SENT: Gregory R. Mooers, Mooers Enterprises DDRESS: P.O. Box 1101 Kamuela, Hawaii 96743 LEPHONE:(Bus.) sm-6R49 (Res.) SSS-7126 (Fax) gm,_i s7/, ease indicate to whom original correspondence and copies should be sent. ;IGINAL: Mooers COPIES: Cardin EXH11317 'A" ATTACIL~ENT Agr9_cultural 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? 21.961 acres b. Into what lot sizes? 3 to 5 acres 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? Yes If yes, please answer the following questions: On how many of those lots? 1 At what approximate price range? House $300 00 Lot Total Approximately how long, after approval of the subdivision, would the first house be available for occupancy? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (please state) f. If you intend to do either a, b, c, please elaborate on the '1-ind 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? The proposed action will create residential and agricultural lots for the applicants and four other families in this desirable area of North Kona. 4. Are there any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved? 5. Is the subject land currently being used for any agricultural activity? No If so, please list the kinds of products grown and on how many square feet or acres of land per product. The property is presently covered by natural forest. 6. Was your request to allow for the creation of smaller agricultural lots? Yes If so, did your plan include the following considerations? DNA a. Commodity to be produced? What kinds of commodity? b. Suitablility of the proposed lot-size for that commodity? C. Sufficient farm size to allow reasonable chance of success in commercial agriculture? -2- d. :agricultural leases or other forms of assurance that potential buyers or leases would put the subject area into some form of agricultural use? Please state the proposed type of arrangement. Please submit your agricultural plans for the subject area and present evidence of consideration of the above requirements together with your request for a change of zone. Ajtarhpd If you do not intend to subdivide the subject land for some sort of agricultural purpose, please state your other reasons. 7. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 8. Do you think that the roads leading to the subject area needs improvements? If so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 9. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools x b. Roads R C. Sewer x d. Drainage % -3- Yes o e. Police Protection % f. Fire Protection x g. Recreational Facilities x h. Public Utilities x i. Other Intersection Improvements R For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. The intersection of Kaloko Drive and Mamalahoa Highway needs to be improved. This has been established during previous rezoning applications in the Kaloko Mauka Subdivision. The applicants understand that they will be required to contribute their fair share toward the improvements of this intersection. Signa ure: XA7 l~rti. Addres • 76-6009 A Mamalahoa Highway Telephone: Holualoa, Hawaii 96725 Date: 324-1718 May 9, 1998 -4- COUNTY BACKGROUND AND ENVIRONMENTAL REPORT APPLICATION FOR CHANGE OF ZONE Agricultural 20-acres (A-20a) to Family Agricultural 3-acres (FA-3a) APPLICANT: James W. and Sandra L. Cardin TAX MAP KEY: (3) 7-3-25:15 Kaloko, North Kona; Hawaii A. SUBJECT REOUEST 1. Details of Proposed Use/Development: a. Project Description: The subject property is a 21.961 acre rectangular shaped parcel located on the north side of Kaloko Drive at approximately the 2500 elevation. It is identified as Lot 3, Block 4, Increment 1, Kaloko Mauka Subdivision, North Kona. The property is heavily forested with slopes of 20%.The mean annual rainfall according to USGS Report R-47 is approximately 70 inches. b. Statement of objectives and reasons for the request: The owners propose to create five lots in sizes varying from 3.01 acres to 5.369 acres. The applicants intend to build a home on one of the parcels and the other four lots will be offered to prospective purchasers for use as family farms. The specific uses will be determined by the individual buyers and are expected to replicate those activities and uses of other nearby properties, i.e. natural forest, orchard, garden, nursery, wildlife habitat, and open space. The applicants initially planned to create seven three-acre lots on the site consistent with the previously approved proposals for the neighboring properties on each side of the subject property. The applicants subsequently met with Mr. Norm Bezona, a retired agricultural extension officer and neighbor, who has expressed concerns about the integrity of the forest environment at public hearings on other re-zoning proposals in the immediate area. After this meeting the applicants amended their plans to accommodate some of Mr. Bezona's concerns and now propose the five lot configuration shown on the site plan. This configuration creates only two three-acre parcels along the road and the other three lots are five acres or larger. The applicants believe that this configuration allows for maximum preservation of the forest environment away from the roadway, while still allowing them to realize the economic potential of the property. c. Number of acres: 21.961 acres are covered by this request. d. Proposed units/lots/floor area of proposed building envelope: The applicants propose to create five lots in sizes ranging from 3.01 acres to 5.369 acres. It is proposed that the lots will have similar conditions as those placed on other rezoned lots in the Kaloko Mauka subdivision. The conditions have included a 60-foot wide "forest reserve easement" along the existing public street frontage of the subject property, exclusive of access points permitted by the Department of Public Works; a 30-foot "forest reserve easement" along all lot lines not covered by the 60-foot easement; and a 60-foot wide structural setback in lieu of the required 30-foot setback along the property's public street frontage to provide an additional buffer. Restrictive covenant(s) in the deeds of all the proposed agricultural lots fronting existing roads shall specify and uphold the easements and setbacks. The restrictive covenant(s) shall also specify that, including the area comprising the forest reserve easements described , no less than eighty percent (50%) of the entire lot area shall be retained in forest. A copy of the proposed covenant(s) to be recited in an instrument executed by the applicants and the County and recorded with the Bureau of Conveyances approval to the issuance of Final Subdivision Approval. e. Time frame and cost: The applicant is proposing to develop the agricultural lots as soon as the zoning amendment is granted. Each lot will be developed by individual owners as their needs and means dictate. Cost for three acre lots in this area range from $180,000 to $200,000. f. Membership size/number of employees and clientele: In addition to the applicants, the four remaining lots will be marketed to local residents with a desire to live in a natural forested environment with a rural lifestyle and desirable weather pattern. g. Parking arrangement: Parking for the lots created will be accommodated on each site as required by the Zoning Code. It is anticipated that there will be one residential unit per lot. h. Traffic Impacts: The applicants believe that the traffic generated by the proposed agricultural lots will be minimal. The development of this property into five lots will add four additional lots to the subdivision. i. Other related information: None j. Proposed on-site and off-site infrastructure: The intersection of Kaloko Drive and Mamalahoa Highway is in need of improvements. The applicants understand that all recent re-zonings in the Kaloko Mauka area have been conditioned to require the applicants to participate in the improvement of this intersection. The applicants stipulate to this fact and will also participate in the improvements. The interior roadway system and water system are proposed to be developed to County standards as required by the subdivision code. B. CONFORMANCE WITH STATE AND COUNTY PLANS 2. State Land Use Designation: Agricultural 3. Applicable goaWpolicies and objectives of the General Plan: The proposed amendments to the zoning ordinance comply with the following goals, policies and objectives of the Economic Element of the General Plan. ECONOMIC GOALS o Provide residents with opportunities to improve their quality of life. o Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. o The County of Hawaii shall strive for diversity and stability in its economic system. o 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. POLICIES o The County of Hawaii shall assist the expansion of the agricultural industry, especially diversified agriculture, through the protection of important agricultural lands, capital improvements and other programs, and continued cooperation with appropriate State and Federal agencies. o The County of Hawaii shall strive for an economic climate which provides its residents an opportunityfor choice of occupation. o The County of Hawaii's land, water, air, sea, and people shall be considered as essential economic resources for present and future generations and should be protected and enhanced through the use of economic incentives. o The County shall identify and encourage primary industries that are consistent with the social, physical, and economic goals of the residents of the County. The proposed amendments to the zoning ordinance comply with the following goals, policies and objectives of the Land Use Element of the General Plan. LAND USE Through the careful analysis and examination of past and present situations, the following goals, policies, and standards are set forth to physically plan the lands in the County, in the best interest of the island's residents. GOALS o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. o Protect and encourage the intensive utilization of the County's important agricultural lands. POLICIES o Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. o The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. STANDARDS o Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. (1) AGRICULTURE The following goals and policies are intended to address some of the land related problems of agriculture and are to be consistent with and supportive of the overall land use element. GOALS D Identify, protect and maintain important agricultural lands on the island of Hawaii. POLICIES o Zoning shall protect and maintain important agricultural lands from urban encroachment. New approaches to preserve important agricultural land shall be implemented by the County. o The County shall assist in the development of basic resources such as water, roads, transportation and distribution facilities for the agricultural industry. o The County shall coordinate and encourage efforts to solve the problems of the agricultural industry in the County of Hawaii. o Rural-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. O The County shall develop subdivision standards which make a distinction between agricultural and urban land uses. 4. General Plan Designation: Orchards - "Those agricultural lands which though rocky in character and content support productive macadamia nuts, papaya, citrus and other similar agricultural products." 5. Zoning: Agricultural 20-acre (A-20a) 6. Community Development Plan: This area is not covered by the Kona Regional Plan. 7. Special Management Area: The property is not within the County of Hawaii's Special Management Area. C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA Physical Characteristics/Environmental Setting: 8. Description of subject property: The subject property is a 21.961 acre rectangular shaped parcel located on the north side of Kaloko Drive at approximately the 2500 elevation. It is identified as Lot 3, Block 4, Increment 1, Kaloko Mauka Subdivision, North Kona. The property is heavily forested with slopes of 20%.The mean annual rainfall according to USGS Report R-47 is approximately 70 inches. The soil is Class "E" (poor) and too rocky for conventional agricultural uses. There are no structures on the property. 9. Lava Hazard Zone: The United States Department of the Interior/ Geologic Survey designates this area on a descending scale of risk 1 to 9 as Zone 4. About 5% of this area has been covered by lava since 1800 and less than 15% has been covered by lava in the last 750 years. "Zone 4 Includes all of Hualalai, where the frequency of eruptions is lower than on Kilauea and Mauna Loa. Flows typically cover large areas." 10. Distance from coastline: The subject property is approximately 5.1 miles east of the coastline. 11. Agricultural Lands of Importance in the State of Hawaii (ALSIH) designation: Soils within the subject property are classified as "Unique Agricultural Land" by the ALISH system. Unique Agricultural Lands are lands that have the special combination of soil quality, location, growing season and moisture supply and which is used to produce sustained high quality and/or high yields of a specific crop when treated and managed according to modern farming methods. 12. U. S.D.A. Natural Resources Conservation Service Report soil type: The soil survey report classifies the soils within the project site as Kiloa Extremely Stony Muck (rKXD), 6 to 20 percent slopes. This soil consists of well- drained, thin, extremely stony organic soils over fragmental A'a lava. The surface layer is very dark brown, extremely stony muck about 10 inches thick. Permeability is rapid, runoff is very slow and the erosion hazard is slight. This soil is used for woodland and pasture. 13. The Land Study Bureau soil rating: Soils within the subject property are classified as "E270" (Very Poor) for agricultural productivity by the Land Study Bureau. Depth-limited soil material; color-dark brown; parent material- A'a and volcanic ash; stoniness-sharp lava clinkers; drainage-very well drained; slope-0 to 35%; clime-humid and cloudy; mean annual rainfall-80" to 100", elevation-2,000 to 3,500 feet; machine tillability- unsuited for machine tilling. 14. Flood Insurance Rate Map (FIRM) designation: The subject property is located in Zone "X" , outside of the 500-year flood plain. 15. Existing drainage ways or improvements: The property has no history of flooding. There are no drainage improvements on the site. 16. Air/noisehvater quality: The air quality is excellent as there are no industrial uses in the area and the normally occurring winds prevent the emissions from the active volcano from affecting the quality of air on the subject parcel. The area is a rural agricultural area as such there is little noise pollution. The water to the site is provided by the Department of Water Supply and meets all EPA guidelines. Historic Resources: 17. Existing archaeological, cultural or historic sites on National Register or Hawaii Register. The subject parcel is located in a forested area at the 2500 foot elevation within the boundaries of a precontact age upland agricultural system that was the subject of a reconnaissance survey and test excavations in 1970 and 1971 by Huehue Ranch, the developers of the Kaloko Mauka Subdivision. Additionally, the National Park Service published a report in 1991 entitled "An Ahupuaa Study: The 1971 Archaeological Work at Kaloko Ahupuaa, North Kona. This study also identified remains of an agricultural field system up to the 3500 foot elevation at certain locations. A group of property owners in the Kaloko Mauka area, who received zoning reclassifications in 1995, are jointly funding a study, which has been coordinated by the State Historic Preservation Division. This study is designed to provide data on the dating of development of the agricultural field system within Kaloko and the nature of the vegetation associated with the fields. There is no record of historic sites on this property in either the National or State Register. Natural Resources: 18. Existing floral/faunal resources: The site is presently heavily forested with native trees and shrubs such as ohia, tree fern, other native trees and shrubs, and non native vegetation. Wildlife seen at the property consists of turkeys, hawks, Chinese pheasants, and other forest birds. Vegetative cover is a mixture of native and non-native. The proposed development has the potential to alter the mixture of plant life, however the low density of development and previously applied zoning conditions will assure continuation of habitat for existing wildlife. The U. S. Fish and Wildlife Service, in cooperation with the Alala Recovery Team, recommends that certain selected essential habitats be preserved and properly managed to provide for the continued existence and growth of the population of the Alala, an endangered bird whose population has reached an extremely critical state. The central Kona area along the north and west slopes of Hualalai is considered to be the center of concentration for breeding Alala. The Plan recommends that portions of the lands of Kaloko above the 3,200 feet elevation be designated as essential habitat for the Alala. The subject property is well below this habitat elevation identified as essential. 19. Scenic or coastal resources: The property is located 5.1 miles east of the shoreline and will not impact on coastal resources. As the subject parcel is heavily forested, there are no view planes to be disturbed by the development of the property. With the previously applied zoning conditions related to buffers, setbacks and percentage of undeveloped land, all structures will be well buffered from neighboring properties and the roadway. Social-Economic Characteristics: 20. Social settlement pattern for the area: Present and prospective owners in the Kaloko Mauka Subdivision are of the upper middle class who are either retired or have employment in West Hawaii. The population of North Kona has grown steadily since 1965. The population in 1970 was 4,832; in 1980 it was 13,898 and in 1990 it had risen to 22,284 for a growth rate of 361%. The expanding resident and visitor populations has increased traffic in all of West Hawaii. Major roadways in Kona have experienced tripling in daily traffic counts between 1984 and 1996 (Source: State DOT Planning Branch traffic counts). The increase in population is a result of the expanding visitor industry in West Hawaii, which has a large and growing share of the visitors to the island and consequently the de facto population. At any given time, up to one-fourth of those present in Kona are visitors. Kailua Village's major industry is tourism. 21. Economic resources of the area: Aside from a few nurseries and small scale agricultural endeavors within the subdivision, the surrounding areas are used for pasture lands by various ranches and much of the land in the area is left undisturbed for forestry. 22. Land values: According to prominent Realtors in the area, the land values in this subdivision have remained relatively stable over the past few years. Prices for 3-acre parcels have ranged from $180,000 to $200,000. .Surrounding lands: 23. Land use: The properties immediately surrounding the subject parcel within the Kaloko Mauka Subdivision are low-density residential lots with minimal clearing of the natural forest. There are some small pasture and nursery areas within the subdivision. The State lands of Makaula_Ooma abut Kaloko Mauka on the north from 2100 to 3500 feet elevation. These lands are native forest. The Bishop Estate lands of Kaupulehu abut Kaloko Mauka on the north from 3500 to 5400 feet elevation. These lands are currently being grazed by Hualalai Ranch. The Palani Ranch lands of Honokohau abut Kaloko Mauka on the entire southern boundary. These lands have been historically grazed, however a 80 acre parcel is presently being used for forest products. The Kaupulehu Forest Reserve abuts the eastern or mauka boundary of Kaloko Mauka. 24. Zoning: The property in the immediate vicinity of the subject parcel is zoned FA-3a and A-5a. Properties within the subdivision at higher elevations are zoned A-10a and A-20a. Most of the properties within the subdivision at lower and similar elevations are zoned FA-3a. D. PUBLIC FACILITIES AND SERVICES 25. Description of access: The access to the subject property is from Kaloko Drive a 22 foot wide paved roadway with 8 foot grass shoulders within a 80 foot right-of-way. Kaloko Drive intersects with Mamalahoa Highway approximately 2 miles below the subject property. The grass shoulders have proven to be an effective method of dispersing water runoff from the roadway and after 20 years there is no evidence of erosion or damage to the edge of pavement. 26. Availability of Water: Water is available to the site from the Department of Water Supply via a 8" line on Kaloko Drive. The Department of Water Supply considers the Kaloko Mauka Water System a separate system from others in Kona. The system consists of transmission and distribution lines, pump stations, and seven reservoirs which extend to the 5,106 foot elevation. The reservoirs have a capacity of 500,000 gallons, sufficient for one unit for each two acres of the Kaloko Mauka Subdivision. No water is contemplated for landscape or agricultural uses as the annual rainfall is adequate for these purposes. 27. Sewage disposal: The applicants propose to use individual wastewater treatment systems meeting with the approval of the Department of Health (DOH) for all newly created lots. 28. Solid waste: Solid waste is taken to the County's solid waste transfer station in Kealakehe west of the project site by the individual lot owners or a private hauling service. The applicants intend to use this existing transfer station for all new lots created. 29. Police and fire protection: This area is served by police and fire stations located approximately 5 miles to the southwest of the site in Kailua and Kealakehe. All roadways are paved, with adequate width and are accessible for emergency service vehicles. 30. Schools: The project site is located about four miles to the north of Kealakehe, Elementary, Intermediate and High Schools. 31. Parks: There is a County Parks and Recreation gym and park facility at the Old Airport Park in Kailua approximately 6 miles from the subject parcel. 32. Other utilities and services: There is electrical and telephone service on poles along Kaloko Drive that presently serves the subdivision and these services can be made available to the subject property as well. E. ENVIRONMENTAL ASSESSMENT AND ANALYSIS 33. Relationship between local short term uses of environment and maintenance and enhancement of long term productivity: In terms of the relationship between short-term use of man's environment and the maintenance and enhancement of long-term productivity, no short-term exploitation of resources that would entail negative long-term consequences has been identified for the proposed action. 34. Mitigative measures proposed to avoid, minimize, rectify or reduce impact: All construction on the site will comply with all governmental regulatory controls to mitigate noise and dust during the construction period. All structures and infrastructure improvements constructed will comply with all federal, state and county requirements. The applicants propose that the conditions applied to other re-zonings in this subdivision be applied in this case as well. These include; a. A 60-foot "forest reserve easement" for buffer purposes along the existing roadway. b. A 60-foot structural set back along the existing roadway. c. A 30-foot " forest reserve easement along all lot lines as a buffer between parcels. d. At least 50% of the lot area shall be retained in forest. e. A restriction against a second dwelling on each lot. f A conservation plan shall be prepared for each of the subdivided lots. g. A "fair share" contribution to mitigate any potential impacts will be paid. 35. Alternatives to the proposed development. One alternative to the proposed action would be to leave the entire parcel vacant and undeveloped. This would not allow the development of five agricultural lots for residential uses, forestry and agriculture. It would also not increase the real property tax base as the proposed action would. 36. Irreversible and irretrievable commitments of natural resources that would be involved if proposed action is implemented. The construction of four additional rural-residential units would involve the irreversible and irretrievable commitment of negligible quantities of natural resources. The conditions proposed to be applied to this request would help insure the protection of the forest and natural habitat. There are presently no such restrictions on the development of the property. Given the conformance with all established State and County goals, policies and plans; the physical characteristics of the site and surrounding area; the present zoning and uses of the surrounding area; the minimal impact on public facilities and services; the minimal impact on the environment; the applicants request a favorable consideration of this change of zone application. AGRICULTURAL PLAN In Support of APPLICATION FOR CHANGE OF ZONE Agricultural 20-acres to Family Agricultural 3-acres APPLICANTS: James W. and Sandra L. Cardin Tax Map Key: (3) 7.3-25:15 Agricultural Potential of the Property: The soil for the property is class "E" or very poor as classified by The Land Study Bureau. The soil type and its description is included in the background and environmental report. The agricultural potential for this property is very limited other than for native forest, its present use. The possibility of orchards has been discussed by agronomists but the effort required to remove the native forest and install orchards for commercial agriculture would not produce a good return on the necessary investment. The area is well-suited for part-time agriculture, gardening activities, 4-H participation, forest activities and cohabitation with wildlife. Historical Uses of the Property: There is evidence that this area was part of a precontact agricultural field system. There is no evidence as to what that field system was growing. More recently this area has been left in native forest. Surrounding lands within the subdivision have been used for nurseries, tree farms, pastures, small gardens and native forest. Proposed Uses of the Property: The applicants propose to develop five lots on the subject property for use as rural residential home sites with a minimum disturbance to the native forest. Prospective buyers will be constrained in their uses of the property by the proposed zoning conditions that will require that a majority of the property be left in native forest. Socio-economic Impacts of Proposed Uses: The proposed action will allow four additional families to utilize the subject property for rural residential home sites and the resultant economic benefit to the County will be an increase in Real Property Taxes. The native forest will have more protection under the proposed action as the proposed conditions will require that a majority of the land be left in forest. There are presently no such conditions applied to the property that could be cleared and fenced for pasture purposes that would reduce the property tax liability for the owners. The applicants believe the proposed action utilizes some of the economic potential of the property while helping to preserve the native forest and habitat. SITE PHOTOGRAPHS View looking northeast showing proposed access point on Kaloko Drive. ~rva 17 r, H. View looking northhwest showing neighboring properties and Kaloko Drive. LOCATION MAP TMK: 7-3-25:15 SUBJECT ya° fit. SGAI.E 0 1 IN. - 1000 FT s~ 4 Mob ' S~• .v° o~ ~I i t Mama?ahoa vii t MAJOR LANDOWNERS AND USES an d~-o ~ar teac® C A U L A N A ~ i MAKALEI HAWAII K A U P U LEXU (Golf Course) - / P U U W A A W A A aom NAKAULA 0 O 4 A STATE (Forest) e80 ENL K .1 ~tJ l `U \ ~ l~ ~ C N 9 0 S~ vp tl 0NU H g s ~ A F U ~ 0 ~ LV N 0 ZONING OF SURROUNDING PROPERTIES KALOKO MAUKA SUBDIVISION m ~ O ^ ' Q Q Cd 9 5 N I Q e O d 9 Q 9 Iq Q its f/ Y / O N C0 Q C7 I Y Q ~ t ffi 3 ~ q 3 C v SUBJECT I _ co 1 m C'7 C7 3 5 EXISTING WATER SYSTEM KALOKO MAUKA SUBDIVISION t A G } G \ , / 7 kp1,E N FEET tX 10001 G 7 tj w 4 A / y f ® ~ ~ 7 j ~ _'00°~ TranSmisslon Gne C c--' 9 Water Reservoir M A L A U IL A 00 A t• IMI NON 1 <OJO - I, 11 I 74`, ~ ° A `1 \ II \ p A \ 1\ t Y vl ll l p a ~ O r QV** V V V O COUNTY OF HAWAII STATE OF HAWAII RESOLUTION NO. 5 $ 97 (Draft 3) RELATING TO ZONINGS ABOVE THE 3,000-FOOT ELEVATION FOR PARCELS WITHIN THE KALOKO MAUKA SUBDIVISION WHEREAS, the Council adopted Resolution No. 330-96 which established a policy that no lands above the 3,000-foot elevation within the Kaloko Mauka Subdivision or the 2,500-foot elevation above sea level elsewhere in the districts of North and South Kona shall be reclassified to any zone district having a minimum lot size of less than twenty acres; and WHEREAS, shortly after the adoption of Resolution No. 330-96, the Council approved two change of zone requests for A-10a lots above the 3,000-foot elevation with more stringent requirements to mitigate the concerns established in Resolution No. 330-96; and WHEREAS, the Council recognizes that a low density use pattern for the mauka, watershed lands of the island of Hawaii, in particular the Kona region, should be protected and maintained for environmental reasons; and WHEREAS, the Council finds that a maximum density of two dwellings per twettyy acres for lands within the Kaloko Mauka subdivision above the 3,000-foot elevation with the following conditions in addition to the standard conditions of approval for similar zonings in the area, will protect the watershed and native forest and maintain a low density pattern: A. Final Subdivision Approval of the proposed agricultural subdivision shall be secured from the Planning Director within five (5) years from the effective date of this ordinance. The applicant shall reserve the following easements and special setbacks in perpetuity for purposes of protecting and maintaining naturally forested areas and shall delineate such easements and setbacks on plans submitted for subdivision review: 1. A 100-foot wide "forest reserve easement" along the existing public street frontage of the subject property, exclusive of access points permitted by the Department of Public Works; 2. A 30-foot "forest reserve easement" along all lot lines not covered by the 100- foot easement; and 3. A 100-foot wide structural setback in lieu of the required 30-foot setback along the existing property's )ublic street frontage to provide an additional buffer. EXHIBIT~ B. Restrictive covenant(s) in the deeds of all the proposed agricultural lots fronting existing roads shall specify and uphold the easements and setbacks set forth in Condition The restrictive covenant(s) shall also specify that, including the area comprising the forest reserve easements described in Condition no less than eighty percent (80%) of the entire lot area shall be retained in forest. A copy of the proposed covenant(s) to be recorded with the Bureau of Conveyances shall be submitted to the Planning Director for review and approval prior to the issuance of Final Subdivision Approval. A copy of the approved covenant(s) shall be recited in an instrument executed by the applicant and the County and recorded with the Bureau of Conveyances prior to the issuance of Final Subdivision Approval. C. Restrictive covenant(s) in the deeds of all the proposed agricultural lots shall prohibit the construction of a second dwelling unit on and any further subdivision of each lot. A copy of the proposed covenant(s) to be recorded with the Bureau of Conveyances shall be submitted to the Planning Director for review and approval prior to the issuance of Final Subdivision Approval. A copy of the approved covenant(s) shall be recited in an instrument executed by the applicant and the County and recorded with the Bureau of Conveyances prior to the issuance of Final Subdivision Approval. D. A forest management plan for the proposed lots within the subject property shall be prepared and submitted for review and approval by the Planning Director in consultation with the State Department of Land and Natural Resources, the State Department of Health, the State Department of Agriculture and the U.S. Department of Natural Resources Conservation Service. The forest management plan shall require the following: 1. Include at minimum, the best forest and reforestation practices, program for implementation and other applicable forestry management criteria, including those of the State Department of Land and Natural Resources, such as the Forest Stewardship Program or the Soil Conservation Service Management Program. 2. The forest management program shall include a restrictive covenant for the proposed lots within the subject property which shall be recorded with the State of Hawaii Bureau of Conveyances and/or Land Court. A copy of the covenants to be recorded shall be submitted to the Planning Director for review and approval prior to the issuance of final subdivision approval. A copy of the approved covenant(s) shall be recited in an instrument executed by the applicant and the County and recorded with the Bureau of Conveyances prior to the issuance of final subdivision approval. 3. If more than twenty percent (20%) of the subject property has been cleared or grubbed prior to the submittal of the forest management plan or the recording of the restrictive covenant(s), the reforestation program for any cleared or grubbed area(s) in excess of the 20% within the subject property shall be substantially implemented prior to the issuance of final subdivision approval. 4. This forest management plan shall govern the proposed lots within the subject property for a period of fifty (50) years and its termination may be considered after the 50-year period has elapsed by amending this ordinance requiring County Council approval by ordinance: 'T'HEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII that the Planning Commission consider favorable recommendations for A-10a zoning requests for only those parcels within the Kaloko Mauka Subdivision above the 3,000-foot elevation and include the aforementioned conditions with such recommendation provided that the other goals, policies, and standards of the General Plan are met. BE IT RESOLVED that the Clerk of the County of Hawaii transmit copies of this resolution to Stephen K. Yamashiro, Mayor; Kevin Balog, Planning Commission Chairman; and Virginia Goldstein, Planning Director. Dated: Hilo, Hawaii, this 2nd day of June 1997. INTRODUCED UN IL MBER, COUNTY OF HAWAII GILTICES COUNTY COUNCIL ROLL CALL VOTE County of Hawaii AYES NOES ABS EX Hilo, Hawaii ARUM X cmmc X 1 hereby certify that the foregoing RESOLUTION was by the LMUL ILTODD X vote indicated to the right hereof adopted by the COUNCIL of the RAY X County of Hawau on June 2, 1997 REYNOLDS X sANTANGEW X ATTEST: swum X TYLER X YAGONG X B 0 1 0 Reference C- 19.0 /PC-53 COUNTY CLERK CHAIRMAN & PRESIDING OFFICER RESOLUTION NO. 58 9 i DP.AFT t ZONING OF SURROUNDING PROPERTIES KALOKO MAUKA SUBDIVISION 3 ~ m O ' T ~ - Q Q § 3 3 9 § O N I Q u m ~ a q m N m I ca Q N cr I Q 6 g s 0 q O Z N . o SUBJECT II Z a C9 s I C'7 9 cd CF) c1 r~+4 ` r^ DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII err nr 11 25 AUPUNI STREET • HILO, HAWAII 96720 MI•~ TELEPHONE (806) 961-8660 FAX (808) 961-6657 September 1, 1998 Mr. James W. Cardin „ 76-60091 Mamalahoa Highway ` i Holualoa. HI 96725 J LP CHANGE OF ZONE APPLICATION NO. 98-020 TAX MAP KEY 7-3-025:015 This is to acknowledge receipt of the required $600.00 water commitment deposit for the proposed change of zone. We are enclosing receipt No. 183657 for your files. In accordance with the Department's "Water Commitment Guidelines Policy," a water commitment for the proposed development in the amount of 2.400 gallons per day or 4 additional units of water at 600 gallons per day per unit is hereby granted until August 31, 2001. For your information, should the subject request be approved and a subdivision application be executed. final subdivision approval will be subject to compliance with the following conditions: 1. Construct necessary water system improvements, which-shall include, but not be limited to: -a. install water mains capable of delivering water at adequate pressure and volume under peak-flow conditions: minimum diameter of mains shall be 4 inches. C. install service laterals that will accommodate a 5/8-inch meter to each lot, and d. install a back-flow preventer, (reduced pressure type) to each lot. Submit installation plans prepared by a professional engineer, registered in the State of Hawaii, for review and approval. 2. Remit the prevailing facilities charge balance. and capital assessment fee, which are subject to change, of $12.900.00 and $2.000.00, respectively. These are due and payable upon completion of the installation of the required water system improvements and prior to finat 151y approval being granted r 08320.p G Mr. James W. Cardin Page 2 September 1, 1998 For your information, the total facilities charge requirement, which is subject to change. is $13.500.00. However, the total water commitment deposit paid to date is $600.00. Water commitment deposits are credited towards the final facilities requirement for the development. Note that the amount of water commitment deposit may exceed the prevailing facilities charge amount, for example, when requests for time extensions continue and are approved. Until the development is finally completed, these are separate and unrelated items. In the event that water commitment deposits exceed the facilities charge. no refunds are applicable. With this understanding, the current facilities charge balance is $12.900.00. 3. Submit the appropriate documents, properly prepared and executed. to convey the water system improvements and necessary easements to the Water Commission of the County of Hawaii prior to final subdivision approval being granted. A registered land surveyor shall stamp and certify the metes and bounds description within the conveyance documents. However, prior to water meter services being granted to the development, or any lots within, the conveyance documents shall be accepted by the Water Commission. 4. Comply with all other applicable policies and requirements of the Department's Rules and Regulations. Noncompliance may be cause for voiding this water commitment. at which time availability will be subject to change in accordance with prevailing water system conditions, policies. and Rules and Regulations. Should there be any questions, please call our Water Resources and Planning Branch at 961-8660. . lv~ Milton D. Pavao. P.E. Manager WA:gms Enc. / copy - Planning Department V Mooers Enterprises Customer Service Sections (Hilo, Waimea. Kona, Ka'u) C1 •up t~ JGi p1' ~ is DEPARTMENT OF WATER SUPPLY is COUNTY OF HAWAII e 25 AUPUNI STREET • HILO, HAWAII 96720 TELEPHONE (806) 961-6660 FAX (906) 961-6657 August 17, 1998 -10 TO: Planning Department y FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION NO. 98-020 APPLICANTS - MR. AND MRS. JAMES WILLIAM CARDIN TAX MAP KEY 7-3-025:015 We have reviewed the subject application for the proposed subdivision and have the following comments. Water can be made available from an existing four (4)-inch waterline along Kaloko Drive fronting the property. Pursuant to the Department's "Water Commitment Guidelines Policy." a copy of which is being forwarded to the applicant, a water commitment may be issued. Based on the four (4) additional units requested in the proposed five (5)-unit development, the required water commitment deposit is $600.00. Remittance by the applicant of the $600.00 is requested as soon as possible so that a water commitment may be formally issued. The commitment will be in writing with specific conditions and effective dates stated. Please keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected, water availability is subject to change depending on the water situation. For the applicant's information. should the subject change of zone be approved and subdivision application executed. final approval will be subject to compliance with the following requirements: 1. Construct necessary water system improvements, which shall include, but not be limited to: nir - Ga Planning Department Page 2 August 17, 1998 a. water mains capable of delivering water at adequate pressure and volume under peak-flow conditions: minimum diameter of mains shall be four (4) inches, and b. service laterals that will accommodate a 5/8-inch sized meter to each lot. Submit construction plans and design calculations prepared by a professional engineer, registered in the State of Hawaii, for review and approval. 2. Remittance of the prevailing facilities charge and capital assessment fee, which are subject to change, of $13.500.00 and $2.000.00, respectively. These are due and payable upon completion of the construction of the water system improvements and prior to final subdivision approval being granted. 3. The appropriate documents shall be submitted. properly prepared and executed, to convey the water system improvements and necessary easements to the Water Commission of the County of Hawaii prior to final subdivision approval being granted. A registered land surveyor shall stamp and certify the metes and bounds description within the conveyance documents. However, prior to water meter services being granted to the development, or any lots within, the conveyance documents shall be accepted by the Water Commission. Should there be any questions, please call our Water Resources and Planning Branch at 961-8660. AV_~~ Milton D. Pavao, P.E. Manager WA:gms Att. copy Watt.) Mr. and Mrs. James William Cardin (w/o att.) Mooers Enterprises `OJMfV os „,h' Nelson M. Tsuji Stephen K. Yamashiro .f Fire Chief myi,r Edward Butnatay Deputy Fire Chief (1runfv of'Pufunii FIRE DEPARTMENT 777 Kilauea Avenue • Mall Lane • Hilo, Hawaii 967204239 (808) 961-8297 • Fax (808) 961-8296 August 11, 1998 - _ J i To: Virginia Goldstein, Planning Director From: Nelson M. Tsuji, Fire Chief uP SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-20) REQUEST: A-20a TO FA-3a APPLICANT: MR. & MRS. JAMES WILLIAM CARDIN TAX MAP KEY: 7-3-25:15 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. 112. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). ~7C1~0~~g (Y-915S9 To: Virginia Goldstein, Planning Director Page 2 August 11, 1998 "3. When there are not more than two Group R, Division 3 or Group M Occupancies, the requirements of this section may be modified, provided, in the opinion of the chief, fire-fighting or rescue operations would not be impaired. "More than one fire apparatus road may be required when it is determined by the chief that access by a single road may be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. "For high-piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. "EXCEPTION: Upon approval vertical clearance may be reduced, provided such reduction does not impair access by fire apparatus and approved signs are installed and maintained indicating the established vertical clearance. "(e) Permissible Modifications. Vertical clearances or widths required by this section may be increased when, in the opinion of the chief, vertical clearances or widths are not adequate to provide fire apparatus access. "(f) Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all- weather driving capabilities." (20 tons) "(g) Turning Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. To: Virginia Goldstein, Planning Director Page 3 August 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 the Building Code and using designed live loading sufficient to carry the imposed loads of fire apparatus. "(j) Grade. The gradient for a fire apparatus access road shall not exceed the maximum approved by the chief." (15%) "(k) Obstruction. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. 11(1) Signs. When required by the fire chief, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both." 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. 41 To: Virginia Goldstein, Planning Director Page 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) Timing of Installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived. "(f) All fire alarm systems, fire hydrant systems, fire extinguishing systems (including automatic sprinklers), Class I, II, III (combination standpipe system) and combined systems, basement inlet pipes, and other fire protection systems and appurtenances thereto shall meet the approval of the fire department as to installation and location and shall 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." LSO M. Fire Chief NMT/mo . 6 DOERS ENTERPRISES P.O. Box 1 101 KAMUELA, HAWAII 96743 August 21, 1998 0 Ms. Virginia Goldstein Director ' Planning Department County of Hawaii 25 Aupuni Street ~ Hilo, Hawaii 96720 G Re: CHANGE OF ZONE REQUEST (REZ 98-020) AGRICULTURAL 20-ACRES (A-20a) TO FAMILY AGRICULTURAL 3-ACRES (FA-3a) APPLICANTS: James William Cardin and Sandra Lynette Cardin TAX MAP KEY (3) 7-3-25:15 KALOKO MAUKA, NORTH KONA, HAWAII Dear Ms. Goldstein: The Department of Water Supply has sent to me a copy of their comments on the application identified above. I have reviewed these comments with the applicants and they have agreed with all three conditions. The applicants have forwarded the requested water commitment fee directly to the Department of Water Supply. If you or your staff require additional information or have any questions, please contact me di- rectly. We look forward to your prompt review of this application. Since ely, Gre tooers President GRM:sp IS9 PHONE: ( 88 9 FAX: 85.1574T a rlOOERS ENTERPRISES P. Box t 101 KAMUELA, HAWAII 967443 August 31, 1998 D_ r Ms. Virginia Goldstein ~A Director. Planning Department o ; Count}' of Hawaii', 25 Aupuni Street Hilo, Hawaii 96720 Re: CHANGE OF ZONE REQUEST (REZ 98-020) A-20a to FA-3a APPLICANTS: James William Cardin and Sandra Lynette Cardin TAX MAP KEY (3) 7-3-25:15 Dear Ms. Goldstein: In your letter of August 27. 1998 you forwarded copies of agency comments on the application identified above. I have reviewed these comments with the applicant and offer the following responses. Fire Department: The department quoted sections of the Fire Code pertaining to development. The applicant agrees to work with the department to assure that any development will comply with all applicable codes. Department of Health: The applicant recognizes that the subject property is in the Critical Wastewater Disposal Area and that lots less than 5 acres in size must utilize septic systems. The applicant will comply with this requirement. Police Department: The applicant shares the concerns of the Department relating to the adequacy of the intersection. The Planning Department, Planning Commission and the County Council have discussed this issue at great lengths and have set precedent by collecting fees on the change of zone requests in this area to address the roadway and intersection improvements. The applicant believes that this is the most appropriate method of addressing the issue. If you or your staff require additional information or have any questions, please contact me directly. We look forward to your prompt review of this application. Sinc rel}'. Gre IMooers^ President GRM:sp copies. Fire Department Health Department Police Department 68199 PHONE: (808) 8856839 FAIL: (808) 885-1574 e iv.OOERS ENTERPRISES P.O. Box 1 101 KAMUEI..A, HAWAII 96743 ~Q ,~P ? n I PI 1' LL September 9, 1998 Ms. Virginia Goldstein Director Planning Department County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Re: CHANGE OF ZONE REQUEST (REZ 98-020) AGRICULTURAL 20-ACRES (A-20a) TO FAMILY AGRICULTURAL 3-ACRES (FA-3a) APPLICANTS: James William Cardin and Sandra Lynette Cardin TAX MAP KEY (3) 7-3-25:15 KALOKO MAUKA, NORTH KONA, HAWAII Dear Ms. Goldstein: Your letter of September 1, 1998 transmitted the comments of DLNR Historic Preservation Di- vision on the application identified above. I have reviewed this comment with the applicants and your staff and have the following response. The applicants request that the requirement for an archaeological survey be a condition of ap- proval of the change of zone rather than a condition of application. The applicants request that their application be processed and acted on by the Planning Commission and Council and if it is successful, the applicants will perform the requested survey at that time. This request is consis- tent with recent decisions by the Planning Commission. If you or your staff require additional information or have any questions, please contact me di- rectly. We look forward to your prompt review of this application. Since ely, Greg . Mooers President GRM:sp 68-194 PHONE: (BOB) 885.6839 FA)c (808) 885-1574 N DOERS ENTERPRISES P.O. Box 1 101 KAMUELA, HAWAII 96743 September 10, 1998 17 Ms. Virginia Goldstein Director Planning Department County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Re: CHANGE OF ZONE REQUEST (REZ 98-020) AGRICULTURAL 20-ACRES (A-20a) TO FAMILY AGRICULTURAL 3-ACRES (FA-3a) APPLICANTS: James William Cardin and Sandra Lynette Cardin TAX MAP KEY (3) 7-3-25:15 KALOKO MAUKA, NORTH KONA, HAWAII Dear Ms. Goldstein: Your letter of September 4, 1998 transmitted the comments of the Department of Public Works on the application identified above. I have reviewed this comment with the applicant and have the following response. The applicant agrees and will and comply with all comments made by Public Works with one suggested amendment. Comment #3 states: "A drainage study should be prepared and a drainage system should be installed meeting with the approval of DPW." We suggest that "if re- quired" be added after "prepared" in comment #3. If you or your staff require additional information or have any questions, please contact me di- rectly. We look forward to your prompt review of this application. Sinc ely, 4. / ~ ~/~/"yL~¢e- Gre . Mooers President GRM:sp copy: Public Works C8591 PHONE: (808) 8856539 FAX: (808) 885.1574 t MOOERS ENTERPRISES P.O. BOX 1 101 KAMUELA, HAWAII 96743 September 25, 1998 Ms. Virginia Goldstein ~n Director - Planning Department County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Re: CHANGE OF ZONE REQUEST (REZ 98-020) AGRICULTURAL 20-ACRES (A-20a) TO FAMILY AGRICULTURAL 3-ACRES (FA-3a) APPLICANTS: James William Cardin and Sandra Lynette Cardin TAX MAP KEY (3) 7-3-25:15 KALOKO MAUKA, NORTH KONA, HAWAII Dear Ms. Goldstein: Your letter of September 22, 1998 transmitted the comments of the Kona Soil and Water Con- servation District on the application identified above. I have reviewed this comment with the ap- plicant and have the following response. The applicant will comply with all regulations related to on-site drainage and any other condition that the Department of Public Works may require for the development of this parcel. The appli- cant is appreciative of the value of the forest on his property and will minimize the clearing of the forest for the development of homes. The applicant anticipates that the Planning Commission and County Council will apply conditions similar to those of other Kaloko rezonings that require a percentage of the property to remain undisturbed. If you or your staff require additional information or have any questions, please contact me di- rectly. We look forward to your prompt review of this application. Sinc ely, /y~rrbe~-- Gre R. Mooers President GRM:sp 0906 copy: Kona Soil and Water Conservation District PHONE: IBOB) 8856639 FAX OM)BBS1574 MOOERS ENTERPRISES P.O. Box 1 101 KAMUEIJ?, HAWAII 96743 COUNCIL COPY DO NOT REMOVE CHANGE OF ZONE APPLICATION James William Cardin and Sandra Lynette Cardin Agricultural 20-Acres (A-20a) to Family Agricultural 3-Acres (FA-3a) TMK: (3) 7-3-25:15 Lot 3, Block 4 of Kaloko Mauka Subdivision At Kaloko, North Kona Island and County of Hawaii, State of Hawaii Submitted by: Mooers Enterprises July 24, 1998 PHONE: (aw) aaa0.939 FAX: (806) 865.1574 COUNTY OF HAWAII PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT: Cab 1 A) 5&,J h~ P_ 14 L , CA iZ17 / APPLICANT'S SIGNATURE: tir eg DATE: ' ~rf ADDRESS: 26-6009 A hoa Highway, t Holualoa Hawaii 96725 LIST APPLICANT'S INTEREST IF NOT OWNER: Ownpr LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: U~ PHONE: (Bus.) (Res.) 324-1718 (Fax) 324-0058 LANDOWNER(S): James Willia r and Sandra Lynette Cardin S LANDOWNER SIGNATURE DATE:, (May be by letter) LANDOWNER(S) ADDRES : Same REQUEST: Agricultural-20 acres (A-20a) TOFamily Agricultural-3 acres (FA-3a)_ (Existing zoning) (Proposed Zoning) TAX MAP KEY: 7-3-25:15 STREET ADDRESS OF PROPERTY: Lot 3, Block 4 of Kaloko Mauka Subdivision a~rPG SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 21 _e61 AGENT: Gregory R. Mooers, Mooers Enterprises ADDRESS:-P.O. Box 1101 Kamuela, Hawaii 96743 TELEPHONE: (Bus.) RRS-6899 (Res.) gs5-7126 (Fax) RRS-157L °lease indicate to whom original correspondence and copies should be sent. ORIGINAL: Mooers COPIES: Cardin (See Instructions on Reverse Side) r . • ATTACM ENT Agricultural Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? 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? 21.961 acres b. Into what lot sizes? 3 to 5 acres 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? Yes If yes, please answer the following questions: On how many of those lots? 1 At what approximate price range? House $300,000 Lot Total Approximately how long, after approval of the subdivision, would the first house be available for occupancy? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? b. Sell or lease the land to someone who has tentative plans? C. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (please state) P.D. 2 5/84 f. If you intend to do either a, b, c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. Do you think that your request and your further plans for the land will alleviate the local housing situation? Yes How? The proposed action will create residential and agricultural lots for the applicants and four other families in this desirable area of North Kona. 4. Are there any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved? 5. Is the subject land currently being used for any agricultural activity? No If so, please list the kinds of products grown and on how many square feet or acres of land per product. The property is presently covered by natural forest. 6. Was your request to allow for the creation of smaller agricultural lots? Yes If so, did your plan include the following considerations? DNA a. Commodity to be produced? What kinds of commodity? b. Suitablility of the proposed lot-size for that commodity? C. Sufficient farm size to allow reasonable chance of success in commercial agriculture? -2- d. Agricultural leases or other forms of assurance that potential buyers or leases would put the subject area into some form of agricultural use? Please state the proposed type of arrangement. Please submit your agricultural plans for the subject area and present evidence of consideration of the above requirements together with your request for a change of zone. Attnrhpd If you do not intend to subdivide the subject land for some sort of agricultural purpose, please state your other reasons. 7. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 8. Do you think that the roads leading to the subject area needs improvements? NQ If so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 9. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools % b. Roads R C. Sewer % d. Drainage % -3- a L' " Yes No e. Police Protection x f. Fire Protection x g. Recreational Facilities % h. Public Utilities x i. Other Intersection Improvements % For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. The intersection of Kaloko Drive and Mamalahoa Highway needs to be improved. This has been established during previous rezoning applications in the Kaloko Mauka Subdivision. The applicants understand that they will be required to contribute their fair share toward the improvements of this intersection. Signa /ure: l~ Addres 76-6009 A Mamalahoa Highway Telephone: Holualoa, Hawaii 96725 Date: 324-1718 May 9, 1998 -4- COUNTY BACKGROUND AND ENVIRONMENTAL REPORT APPLICATION FOR CHANGE OF ZONE Agricultural 20-acres (A-20a) to Family Agricultural 3-acres (FA-3a) APPLICANT: James W. and Sandra L. Cardin TAX MAP KEY: (3) 7-3-25:15 Kaloko, North Kona, Hawaii A. SUBJECT REQUEST 1. Details of Proposed Use/Development: a. Project Description: The subject property is a 21.961 acre rectangular shaped parcel located on the north side of Kaloko Drive at approximately the 2500 elevation. It is identified as Lot 3, Block 4, Increment 1, Kaloko Mauka Subdivision, North Kona. The property is heavily forested with slopes of 20%.The mean annual rainfall according to USGS Report R-47 is approximately 70 inches. b. Statement of objectives and reasons for the request. The owners propose to create five lots in sizes varying from 3.01 acres to 5.369 acres. The applicants intend to build a home on one of the parcels and the other four lots will be offered to prospective purchasers for use as family farms. The specific uses will be determined by the individual buyers and are expected to replicate those activities and uses of other nearby properties, i.e. natural forest, orchard, garden, nursery, wildlife habitat, and open space. The applicants initially planned to create seven three-acre lots on the site consistent with the previously approved proposals for the neighboring properties on each side of the subject property. The applicants subsequently met with Mr. Norm Bezona, a retired agricultural extension officer and neighbor, who has expressed concerns about the integrity of the forest environment at public hearings on other re-zoning proposals in the immediate area. After this meeting the applicants amended their plans to accommodate some of Mr. Bezona's concerns and now propose the five lot configuration shown on the site plan. This configuration creates only two three-acre parcels along the road and the other three lots are five acres or larger. The applicants believe that this configuration allows for maximum preservation of the forest environment away from the roadway, while still allowing them to realize the economic potential of the property. c. Number of acres: 21.961 acres are covered by this request. o A d. Proposed units/lots/floor area of proposed building envelope: The applicants propose to create five lots in sizes ranging from 3.01 acres to 5.369 acres. It is proposed that the lots will have similar conditions as those placed on other rezoned lots in the Kaloko Mauka subdivision. The conditions have included a 60-foot wide "forest reserve easement" along the existing public street frontage of the subject property, exclusive of access points permitted by the Department of Public Works; a 30-foot "forest reserve easement" along all lot lines not covered by the 60-foot easement; and a 60-foot wide structural setback in lieu of the required 30-foot setback along the property's public street frontage to provide an additional buffer. Restrictive covenant(s) in the deeds of all the proposed agricultural lots fronting existing roads shall specify and uphold the easements and setbacks. The restrictive covenant(s) shall also specify that, including the area comprising the forest reserve easements described , no less than eighty percent (50%) of the entire lot area shall be retained in forest. A copy of the proposed covenant(s) to be recited in an instrument executed by the applicants and the County and recorded with the Bureau of Conveyances approval to the issuance of Final Subdivision Approval. e. Time frame and cost: The applicant is proposing to develop the agricultural lots as soon as the zoning amendment is granted. Each lot will be developed by individual owners as their needs and means dictate. Cost for three acre lots in this area range from $180,000 to $200,000. f. Membership size/number of employees and clientele: In addition to the applicants, the four remaining lots will be marketed to local residents with a desire to live in a natural forested environment with a rural lifestyle and desirable weather pattern. g. Parking arrangement. Parking for the lots created will be accommodated on each site as required by the Zoning Code. It is anticipated that there will be one residential unit per lot. h. Traffic Impacts: The applicants believe that the traffic generated by the proposed agricultural lots will be minimal. The development of this property into five lots will add four additional lots to the subdivision. i. Other related information: None j. Proposed on-site and off-site infrastructure: The intersection of Kaloko Drive and Mamalahoa Highway is in need of improvements. The applicants understand that all recent re-zonings in the Kaloko Mauka area have been conditioned to require the applicants to participate in the improvement of this intersection. The applicants stipulate to this fact and will also participate in the improvements. The interior roadway system and water system are proposed to be developed to County standards as required by the subdivision code. B. CONFORMANCE WITH STATE AND COUNTY PLANS 2. State Land Use Designation: Agricultural 3. Applicable goal.Vpolicies and objectives of the General Plan: The proposed amendments to the zoning ordinance comply with the following goals, policies and objectives of the Economic Element of the General Plan. ECONOMIC GOALS o Provide residents with opportunities to improve their quality of life. o Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. o the County of Hawaii shall strive for diversity and stability in its economic system. o 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. POLICIES o The County of Hawaii shall assist the expansion of the agricultural industry, especially diversified agriculture, through the protection of important agricultural lands, capital improvements and other programs, and continued cooperation with appropriate State and Federal agencies. o The County of Hawaii shall strive for an economic climate which provides its residents an opportunityfor choice of occupation. o The County of Hawaii's land, water, air, sea, and people shall be considered as essential economic resources for present and future generations and should be protected and enhanced through the use of economic incentives. o The County shall identify and encourage primary industries that are consistent with the social, physical, and economic goals of the residents of the County. The proposed amendments to the zoning ordinance comply with the following goals, policies and objectives of the Land Use Element of the General Plan. LAND USE d Through the careful analysis and examination of past and present situations, the following goals, policies, and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. GOALS o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. o Protect and encourage the intensive utilization of the County's important agricultural lands. POLICIES o Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. o The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. STANDARDS o Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. (1) AGRICULTURE The following goals and policies are intended to address some of the land related problems of agriculture and are to be consistent with and supportive of the overall land use element. GOALS 0 Identify, protect and maintain important agricultural lands on the island of Hawaii. POLICIES o Zoning shall protect and maintain important agricultural lands from urban encroachment. New approaches to preserve important agricultural land shall be implemented by the County. o The County shall assist in the development of basic resources such as water, roads, transportation and distribution facilities for the agricultural industry. o The County shall coordinate and encourage efforts to solve the problems of the agricultural industry in the County of Hawaii. o Rural-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. o The County shall develop subdivision standards which make a distinction between agricultural and urban land uses. 4. General Plan Designation: Orchards - "Those agricultural lands which though rocky in character and content support productive macadamia nuts, papaya, citrus and other similar agricultural products." 5. Zoning: Agricultural 20-acre (A-20a) 6. Community Development Plan: This area is not covered by the Kona Regional Plan. 7. Special Management Area: The property is not within the County of Hawaii's Special Management Area. C. PHYSICAL CHARACTERISTICS AND ENVH2ONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA Physical Characteristics/Environmental Setting: 8. Description of subject property: The subject property is a 21.961 acre rectangular shaped parcel located on the north side ofKaloko Drive at approximately the 2500 elevation. It is identified as Lot 3, Block 4, Increment 1, Kaloko Mauka Subdivision, North Kona. The property is heavily forested with slopes of 20%.The mean annual rainfall according to USGS Report R-47 is approximately 70 inches. The soil is Class "E" (poor) and too rocky for conventional agricultural uses. There are no structures on the property. 9. Lava Hazard Zone: The United States Department of the Interior/ Geologic Survey designates this area on a descending scale of risk 1 to 9 as Zone 4. About 5% of this area has been covered by lava since 1800 and less than 15% has been covered by lava in the last 750 years. "Zone 4 Includes all of Hualalai, where the frequency of eruptions is lower than on Kilauea and Mauna Loa. Flows typically cover large areas." 10. Distance from coastline: The subject property is approximately 5.1 miles east of the coastline. 11. Agricultural Lands of Importance in the State of Hawaii (ALSIH) designation: Soils within the subject property are classified as "Unique Agricultural Land" by the ALISH system. Unique Agricultural Lands are lands that have the special combination of soil quality, location, growing season and moisture supply and which is used to produce sustained high quality and/or high yields of a specific crop when treated and managed according to modern farming methods. 12. U.S.D.A. Natural Resources Conservation Service Report soil type: The soil survey report classifies the soils within the project site as Kiloa Extremely Stony Muck (rKXD), 6 to 20 percent slopes. This soil consists of well- drained, thin, extremely stony organic soils over fragmental A'a lava. The surface layer is very dark brown, extremely stony muck about 10 inches thick. Permeability is rapid, runoff is very slow and the erosion hazard is slight. This soil is used for woodland and pasture. 13. The Land Study Bureau soil rating: Soils within the subject property are classified as "E270" (Very Poor) for agricultural productivity by the Land Study Bureau. Depth-limited soil material; color-dark brown, parent material- A'a and volcanic ash; stoniness-sharp lava clinkers; drainage-very well drained; slope-0 to 35%; clime-humid and cloudy; mean annual rainfall-80" to 100", elevation-2,000 to 3,500 feet; machine tillability- unsuited for machine tilling. 14. Flood Insurance Rate Map (FIRM) designation: The subject property is located in Zone "X" , outside of the 500-year flood plain. 15. Existing drainage ways or improvements: The property has no history of flooding. There are no drainage improvements on the site. 16. Air/noise water quality: The air quality is excellent as there are no industrial uses in the area and the normally occurring winds prevent the emissions from the active volcano from affecting the quality of air on the subject parcel. The area is a rural agricultural area as such there is little noise pollution. The water to the site is provided by the Department of Water Supply and meets all EPA guidelines. Historic Resources: 17. Existing archaeological, cultural or historic sites on National Register or Hawaii Register: The subject parcel is located in a forested area at the 2500 foot elevation within the boundaries of a precontact age upland agricultural system that was the subject of a reconnaissance survey and test excavations in 1970 and 1971 by Huehue Ranch, the developers of the Kaloko Mauka Subdivision. Additionally, the National Park Service published a report in 1991 entitled "An Ahupuaa Study: The 1971 Archaeological Work at Kaloko Ahupuaa, North Kona. This study also identified remains of an agricultural field system up to the 3500 foot elevation at certain locations. A group of property owners in the Kaloko Mauka area, who received zoning reclassifications in 1995, are jointly funding a study, which has been coordinated by the State Historic Preservation Division. This study is designed to provide data on the dating of development of the agricultural field system within Kaloko and the nature of the vegetation associated with the fields. f There is no record of historic sites on this property in either the National or State Register. Natural Resources: 18. Existing floraUfaunal resources: The site is presently heavily forested with native trees and shrubs such as ohia, tree fern, other native trees and shrubs, and non native vegetation. Wildlife seen at the property consists of turkeys, hawks, Chinese pheasants, and other forest birds. Vegetative cover is a mixture of native and non-native. The proposed development has the potential to alter the mixture of plant life, however the low density of development and previously applied zoning conditions will assure continuation of habitat for existing wildlife. The U. S. Fish and Wildlife Service, in cooperation with the Alala Recovery Team, recommends that certain selected essential habitats be preserved and properly managed to provide for the continued existence and growth of the population of the Alala, an endangered bird whose population has reached an extremely critical state. The central Kona area along the north and west slopes of Hualalai is considered to be the center of concentration for breeding Alala. The Plan recommends that portions of the lands of Kaloko above the 3,200 feet elevation be designated as essential habitat for the Alala. The subject property is well below this habitat elevation identified as essential. 19. Scenic or coastal resources: The property is located 5.1 miles east of the shoreline and will not impact on coastal resources. As the subject parcel is heavily forested, there are no view planes to be disturbed by the development of the property. With the previously applied zoning conditions related to buffers, setbacks and percentage of undeveloped land, all structures will be well buffered from neighboring properties and the roadway. Social-Economic Characteristics: 20. Social settlement pattern for the area: Present and prospective owners in the Kaloko Mauka Subdivision are of the upper middle class who are either retired or have employment in West Hawaii. The population of North Kona has grown steadily since 1965. The population in 1970 was 4,832; in 1980 it was 13,898 and in 1990 it had risen to 22,284 for a growth rate of 361%. The expanding resident and visitor populations has increased traffic in all of West Hawaii. Major roadways in Kona have experienced tripling in daily traffic counts between 1984 and 1996 (Source: State DOT Planning Branch traffic counts). The increase in population is a result of the expanding visitor industry in West Hawaii, which has a large and growing share of the visitors to the island and consequently the de facto population. At any given time, up to one-fourth of those present in Kona are visitors. Kailua Village's major industry is tourism. 21. Economic resources of the area: Aside from a few nurseries and small scale agricultural endeavors within the subdivision, the surrounding areas are used for pasture lands by various ranches and much of the land in the area is left undisturbed for forestry. 22. Land values: According to prominent Realtors in the area, the land values in this subdivision have remained relatively stable over the past few years. Prices for 3-acre parcels have ranged from $180,000 to $200,000. Surrounding lands: 23. Land use: The properties immediately surrounding the subject parcel within the Kaloko Mauka Subdivision are low-density residential lots with minimal clearing of the natural forest. There are some small pasture and nursery areas within the subdivision. The State lands of Makaula_Ooma abut Kaloko Mauka on the north from 2100 to 3500 feet elevation. These lands are native forest. The Bishop Estate lands of Kaupulehu abut Kaloko Mauka on the north from 3500 to 5400 feet elevation. These lands are currently being grazed by Hualalai Ranch. The Palani Ranch lands of Honokohau abut Kaloko Mauka on the entire southern boundary. These lands have been historically grazed, however a 80 acre parcel is presently being used for forest products. The Kaupulehu Forest Reserve abuts the eastern or mauka boundary of Kaloko Mauka. 24. Zoning: The property in the immediate vicinity of the subject parcel is zoned FA-3a and A-5a. Properties within the subdivision at higher elevations are zoned A-I Oa and A-20a. Most of the properties within the subdivision at lower and similar elevations are zoned FA-3a. D. PUBLIC FACILITIES AND SERVICES 25. Description of access: The access to the subject property is from Kaloko Drive a 22 foot wide paved roadway with 8 foot grass shoulders within a 80 foot right-of-way. Kaloko Drive intersects with Mamalahoa Highway approximately 2 miles below the subject property. The grass shoulders have proven to be an effective method of dispersing water runoff from the roadway and after 20 years there is no evidence of erosion or damage to the edge of pavement. 26. Availability of Water: Water is available to the site from the Department of Water Supply via a 8" line on Kaloko Drive. The Department of Water Supply considers the Kaloko Mauka Water System a separate system from others in Kona. The system consists of transmission and distribution lines, pump stations, and seven reservoirs which extend to the 5,106 foot elevation. The reservoirs have a capacity of 500,000 gallons, sufficient for one unit for each two acres of the Kaloko Mauka Subdivision. No water is contemplated for landscape or agricultural uses as the annual rainfall is adequate for these purposes. 27. Sewage disposal: The applicants propose to use individual wastewater treatment systems meeting with the approval of the Department of Health (DOH) for all newly created lots. 28. Solid waste: Solid waste is taken to the County's solid waste transfer station in Kealakehe west of the project site by the individual lot owners or a private hauling service. The applicants intend to use this existing transfer station for all new lots created. 29. Police and fire protection: This area is served by police and fire stations located approximately 5 miles to the southwest of the site in Kailua and Kealakehe. All roadways are paved, with adequate width and are accessible for emergency service vehicles. 30. Schools: The project site is located about four miles to the north of Kealakehe, Elementary, Intermediate and High Schools. 31. Parks: There is a County Parks and Recreation gym and park facility at the Old Airport Park in Kailua approximately 6 miles from the subject parcel. 32. Other utilities and services: There is electrical and telephone service on poles along Kaloko Drive that presently serves the subdivision and these services can be made available to the subject property as well. E. ENVIRONMENTAL ASSESSMENT AND ANALYSIS 33. Relationship between local short term uses of environment and maintenance and enhancement of long term productivity: In terms of the relationship between short-term use of man's environment and the maintenance and enhancement of long-term productivity, no short-term exploitation of resources that would entail negative long-term consequences has been identified for the proposed action. 34. Mitigative measures proposed to avoid, minimize, rectify or reduce impact: All construction on the site will comply with all governmental regulatory controls to mitigate noise and dust during the construction period. All structures and infrastructure improvements constructed will comply with all federal, state and county requirements. The applicants propose that the conditions applied to other re-zonings in this subdivision be applied in this case as well. These include; a. A 60-foot "forest reserve easement" for buffer purposes along the existing roadway. b. A 60-foot structural set back along the existing roadway. c. A 30-foot " forest reserve easement along all lot lines as a buffer between parcels. d. At least 50% of the lot area shall be retained in forest. e. A restriction against a second dwelling on each lot. f A conservation plan shall be prepared for each of the subdivided lots. g. A "fair share" contribution to mitigate any potential impacts will be paid. 35. Alternatives to the proposed development: One alternative to the proposed action would be to leave the entire parcel vacant and undeveloped. This would not allow the development of five agricultural lots for residential uses, forestry and agriculture. It would also not increase the real property tax base as the proposed action would. 36. Irreversible and irretrievable commitments of natural resources that would be involved if proposed action is implemented: The construction of four additional rural-residential units would involve the irreversible and irretrievable commitment of negligible quantities of natural resources. The conditions proposed to be applied to this request would help insure the protection of the forest and natural habitat. There are presently no such restrictions on the development of the property. Given the conformance with all established State and County goals, policies and plans; the physical characteristics of the site and surrounding area, the present zoning and uses of the surrounding area; the minimal impact on public facilities and services; the minimal impact on the environment; the applicants request a favorable consideration of this change of zone application. LIST OF EXHIBITS Agricultural Plan Site Photographs Location Map Rezoning Exhibit Major Landowners and Uses Zoning of Surrounding Lands Existing Water Kaloko Mauka System AGRICULTURAL PLAN In Support of APPLICATION FOR CHANGE OF ZONE Agricultural 20-acres to Family Agricultural 3-acres APPLICANTS: James W. and Sandra L. Cardin Tax Map Key: (3) 7-3-25:15 Agricultural Potential of the Property: The soil for the property is class "E" or very poor as classified by The Land Study Bureau. The soil type and its description is included in the background and environmental report. The agricultural potential for this property is very limited other than for native forest, its present use. The possibility of orchards has been discussed by agronomists but the effort required to remove the native forest and install orchards for commercial agriculture would not produce a good return on the necessary investment. The area is well-suited for part-time agriculture, gardening activities, 4-H participation, forest activities and cohabitation with wildlife. Historical Uses of the Property: There is evidence that this area was part of a precontact agricultural field system. There is no evidence as to what that field system was growing. More recently this area has been left in native forest. Surrounding lands within the subdivision have been used for nurseries, tree farms, pastures, small gardens and native forest. Proposed Uses of the Property: The applicants propose to develop five lots on the subject property for use as rural residential home sites with a minimum disturbance to the native forest. Prospective buyers will be constrained in their uses of the property by the proposed zoning conditions that will require that a majority of the property be left in native forest. Socio-economic Impacts of Proposed Uses: The proposed action will allow four additional families to utilize the subject property for rural residential home sites and the resultant economic benefit to the County will be an increase in Real Property Taxes. The native forest will have more protection under the proposed action as the proposed conditions will require that a majority of the land be left in forest. There are presently no such conditions applied to the property that could be cleared and fenced for pasture purposes that would reduce the property tax liability for the owners. The applicants believe the proposed action utilizes some of the economic potential of the property while helping to preserve the native forest and habitat. D U SITE PHOTOGRAPHS l 2 �� '# r 34 4ky� i , ,,,,y w - 4 f il 2.r .. � � d �16� Jr. 4 ''Jia — stO a *4 • g i vr_ r _r-'. £wf ,. View looking northeast showing proposed access point on Kaloko Drive. i F jy / Sy. �•1 ,w - is r l.' 6,�.:p ';•.snub Oti is •y;t .+s. 4410 '+ ' mss.,+ rg: r 'tf '.L..`' f m r�j 5 7,...7.4* r 4' �dL �.,✓ '3.. Y s:�, l A�'" - - _ ((s ti , View looking northhwest showing neighboring properties and Kaloko Drive. LOCATION MAP TMK: 7-3-25:15 SUSJIECT ` SGALE ~c Sao 1 IN. = 1000 FT. s` St. 0 O o~ 1 Mamalahoa 0~~ ~,I 9a s ao K A L 0 K 0 D R I V E 8 Sg rarrocax.w S ~ ug S 8 a 3 a~ t^ g N F s a e° 0 a n a r ~"e or wa ~f § mw 8a '4 ~r ° a- N ~ o A u n a « > t ~ o k A ~ A zi! D !fir C yQ)4 P$T 2 T -Tj ~O ON V cn v O C) y ~ a€ r v 4 II oyx k a ° I a o o' o o a o a C r. Uo ~ ~ $ b 4 ~ y g a m 8 Do $ 8 0 CN 0 O OD N(3 Do x Z p ~ ~Ox2 = Z J I o a n x o S o ~v N ~aa~N a o 0 ; N U N f1 b n¢ i & a n o ~ N n ^ u w n JISIp' 63t]p p / '4 t~ G CFFy p F r~~v~osC ~ pt/ -mroa " pp fAa c z' ° d a O MAJOR LANDOWNERS AND USES lax ( A U L A N A MAKALEI HAWAII KAUPULEMU _ (Golf Course) _ - P U U W A A W A A eooo N A K A U L A 0 0 W A STATE (Forest) ~Stl NO"Oµ\NAJ~ P NE K F' Vv N V ` N 0 P U O ~ ~J N 0 ZONING OF SURROUNDING PROPERTIES KALOKO MAUKA SUBDIVISION m O Q Q q q § g 5 N I Q o co m r q In Q by `/Y/ c / O CIS N Q ad cr) I ' Q ~ t ~ Z o 5 O 2 N ° SUBJECT. Q q s. 0 m cr s Q I. co q cd [7 B EXISTING WATER SYSTEM KALOKO MAUKA SUBDIVISION J y H t / f yAyAL. N G _ r woo 4 o i® V\ f/ 7 SALE N Fel IX 000) KAU ANA / 7 Transmission Gne `J Water Keservoir M A% A U 'L A O O A to lyl NAN 1 1 O 9 \R\ _ <~H O O i y~ 6 g \f V i 6 I " i t' J V\ 1 A ~ t. s N O $ O Jpr V Q r *6 J of ~ O V t