HomeMy WebLinkAboutCOM 0065.000 1996-1998 r~~ William G. Davis
Managing Director
Stephen K. Yamashiro i•
Mayor Henry Cho
+f Deputy Managing Director
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25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 (808) 961-8211 Fax (808) 961-6553
KONA: 75-5706 Kuakini Highway, Suite 103 Kailua-Kona, Hawaii 96740
(808)329-5226 • Faz (808)326-5663
December 27, 1996
c,
Honorable James Y. Arakaki, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
State Land Use Boundary Amendment Application (SLU 96-7)
Request: Agricultural to Urban
Change of Zone Application (REZ 96-17)
Request: Unplanned to RS-15
Applicant: Towne Development of Hawaii, Inc.
Tax Map Key• 7-7-8:30 and 96
As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the
County Council's consideration and action is the Planning Commission's letter and enclosures
regarding the above-referenced applications.
Sincerely,
r~
St hen K. a ashiro
Mayor
AK:syw
LTowne0l.MAY
Enclosures
cc: Planning Commission
REZ 96-17 &SLU 96-7 S
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Stephen IC Yemaehiro
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PLANNING COMMISSION
15 Aepuni Street, Rmm 109 • Hiio, FLw~ii %720-4252
(808) %1-8288 Fu (808) %I•%15
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Honorable James Y. Arakaki, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
State Land Use Boundary Amendment Application (SLU 96-7)
Request: Agricultural to Urban
Change of Zone Application (REZ 96-17)
Request: Unplanned to RS-15
Applicant: Towne Development of Hawaii, Inc.
Tax Man~y• 7-7-8:30 and 96
The Planning Commission, after a duly held public hearing on December 5, 1996, voted to
recommend for your approval the proposed legislative bills for a State Land Use Boundary
Amendment from an Agricultural to Urban District and a Change of Zone from Unplanned
(U) to Single Family Residential (RS-15) district classi5cation for approximately 14~ acres of
land. The properties are located on the makai side of Kuakini Highway and northeast of the
White Sands Beach Estates at Pahoehoe 3rd, North Kona, Hawaii.
The Commission concurs with the following Planning Director's reasons for recommending
favorable consideration of the requests:
Crary r and Uce BoundarkAmendment
The approval of the reclassification from the State Land Use Agricultural to the
Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised
Statutes, nor will it be inconsistent with the Land Use Commission Rules, the County
General Plan and the Hawaii State Plan. According to the Land Use Commission
Rules, one of the standards for considering an area for urban reclassification states that
"In determining urban growth for the next ten years, or in amending the boundary,
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
land contiguous with existing urban areas shall be given more consideration than
non-contiguous land, and particularly when indicated for future urban use on state or
county general plans." The subject property does conform to this standard as it is
proximate to the already urban subdivisions. The subject property is also contiguous to
the existing adjacent Keauhou View Estates and White Sands Estates Subdivisions
urban areas.
The Urban boundary request also conforms to the General Plan Land Use
Pattern Allocation Guide (LUPAG) Map which designates this area for Urban
Expansion. Urban Expansion Area allows for a mix of high density, medium density,
low density, industrial and/or open designations in areas where new settlements may be
desirable, but where the specific settlement pattern and mix of uses have not yet been
determined. This request is to allow an urban development, a planned low-density
residential subdivision. Low Density Urban Development is defined as Residential
uses at a density of four units per acre and certain neighborhood commercial uses are
permitted within this designation. The LUPAG Map component of the General Plan is
a representation of the document's goals, policies, standards and courses of action. It
is also a graphic depiction of the physical relationship between the various land uses.
The LUPAG Map establishes the basic urban and non-urban form for areas within the
County. The area under consideration is consistent with the urban form established for
this section of the North Kona District as depicted on the LUPAG Map.
The Kona Regional Plan, adopted by the Planning Commission in 1984,
recommends the area for residential four units per acre. The applicant's proposal is a
single family residential subdivision. It is adjacent to a proposed 387-lot residential
subdivision called Keauhou View Estates Subdivision. The proposed reclassification is
for a similar urban land use designation. Thus, the requested boundary amendment
would be in the direction of fulfilling the low density range plans, in this particular
case.
The property is situated within close proximity to the employment center of
Kailua-Kona. The subject reclassification is for land located just .5 miles from the
urban retail/employment center of Kailua-Kona, and thereby conforms with the Land
Use Commission Rules which encourages urban developments in close proximity to
existing developments and in close proximity to existing services and facilities.
The property is or will be provided with all utilities and services which are
essential to accommodate urban development. Water service is available to the
property via connection to the County waterline extending along Kuakini Highway.
The property has a water commitment of 30-units of water. Access to the property
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
would be via subdivision roadways from the adjacent proposed Keauhou View Estates
Subdivision. Conditions of approval require a new access, other than by way of Alii
Drive be provided prior to final subdivision approval of any lot. This roadway will be
open to public traffic. Electrical service is available to the property from Hawaii
Electric Light Co. Inc., and telephone service is available from GTE Hawaiian Tel.
The property has no severe geological or topographical problems which cannot
be properly rectified or which would render the land unusable. The U.S. Corps of
Engineers Flood Insurance Rate Map (FIRM) designates the property as Zone X, areas
determined to be outside the 500-year flood plain. Any improvements to the property
must comply with Chapter 27 of the County Code relating to Flood Hazard Control.
Thus, the reclassification does meet with the standard which states that the lands
included within the Urban District shall be those with satisfactory topography and
drainage and reasonably free from the danger of floods, tsunami and unstable soil
conditions and other adverse environmental effects."
While the subject property is within the State Land Use Agricultural and
County's Unplanned zoned districts, it is not currently being used for active
agricultural purposes. The State of Hawaii ALISH Map classifies the mauka portion of
the property as "other important agricultural land" and the makai portions are
unclassified. Archaeological evidence suggests that this area may have been used
marginally for limited agricultural production (primarily sweet potato, dry land taro
and possibly yam). Agricultural production in this zone of the Kona Field System did
not contribute substantially to subsistence demand. The Land Use Study Bureau's
Overall Master Productivity Rating for the soils in the mauka area is "D" or Poor and
in the makai area is "E" or Very Poor. The area has been used during recent years for
cattle grazing.
Therefore, the reclassification of this 14.013 acre area from the Agricultural to
the Urban designation will not be detrimental to the reduction of this area from the
agricultural land inventory in the County of Hawaii. From a land use perspective, it is
amore feasible alternative to infill urban development within this particular area of
North Kona. In doing so, it would tend to alleviate the conversion of more productive
agricultural lands in more appropriate locations within the North Kona area for Urban
Low Density type uses.
Furthermore, an Urban classification would complement the existing and future
residential land use patterns of the surrounding properties in view of the adjacent
residential subdivisions.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
Finally, it should also be noted that the reclassification action would conform to
the following goals, objectives and/or policies articulated in the Hawaii State Plan:
a. Achieve a strong, viable economy, characterized by stability, diversity
and growth that enables the fulfillment of the needs and expectations of
Hawaii's present and future generations.
b. Encourage urban developments in close proximity to existing services
and facilities.
Based on the above, the approval of the State Land Use Boundary Amendment
to the Urban District complements the State Land Use District Regulations and is
supportive of the State of Hawaii Plan.
Change of Zone
In order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is
only through such a comprehensive policy analysis approach that evaluations and
decisions can be made to better time and stage developments to achieve growth
determined by the General Plan and related planning documents. The implications of
these evaluations and decisions must be also considered as they may have an impact on
similar areas in the County.
The proposed request from an Unplanned (U) to a Single Family
Residential-15,000 square feet (RS-15) zoned district will conform to the following
goals, policies and standards of the Land Use and Single Family Residential Elements
of the General Plan.
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 Zone urban- and rural- types of uses in areas with ease of access to community
services and employment centers and with adequate public utilities and
facilities.
o Allocate appropriate requested zoning in accordance with the existing or
projected needs of neighborhood, community, region and County.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 5
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 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.
o To maximize choices of single-family residential lots and/or housing for
residents of the County.
o To ensure compatible uses within and adjacent to single-family residential zoned
areas.
o To provide single-family residential areas conveniently located to public and
private services, shopping, other community activities and convenient access to
employment centers.
o The County shall designate and allocate single-family residential zoned lands at
varying densities for future use in accordance with the needs of the communities
and the stated goals, policies and standards.
o Areas shall have basic improvements and amenities necessary for immediate
use.
o Areas shall be limited to low-density and medium density residential uses.
The proposed request would also complement the following Housing Element
goals and policies by creating a mix of residential housing opportunities, maintaining a
housing supply that allows a variety of choice and by providing housing units geared
toward the middle income bracket.
o Attain safe, sanitary and livable housing for the residents of the County of
Hawaii.
o Attain a diversity of socio-economic housing mix throughout the different parts
of the County.
o Maintain a housing supply which allows a variety of choice.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 6
o Develop better places to live in Hawaii County by creating viable communities
with decent housing and suitable living environments for our people.
o Improve and maintain the quality and affordability of the existing housing stock.
o Seek sufficient production of new affordable rental and fee-simple housing in
the County in a variety of sizes to satisfactorily accommodate the needs and
desires of families and individuals.
o Ensure that housing is available to all persons regardless of age, sex, marital
status, ethnic background and income
The Land Use Pattern Allocation Guide (LUPAG) Map component of the
General Plan is a representation of the document's goals and policies to guide the
coordinated growth and development of the County. It reflects a graphic depiction of
the physical relationship among the various land uses. The requested zone change from
Unplanned (U) to Single Family Residential-15,000 square foot (RS-15) conforms to
the LUPAG Map, which designates the property as Urban Expansion Area. Urban
Expansion Area allows for a mix of high density, medium density, low density,
industrial and/or open designations in areas where new settlements may be desirable,
but where the specific settlement pattern and mix of uses have not yet been determined.
Within areas designated for development as resorts, portions of the resort area may be
included in the urban expansion area. Therefore, this proposed single family
residential development will provide the framework of a concentration of urban
activities occurring in an orderly manner commensurate with the provision of necessary
infrastructure. Therefore, it is determined that the request is consistent with the urban
form depicted on the LUPAG Map for this area of North Kona. In addition, the Kona
Regional Plan Land Use Concept Map designates this area for residential expansion.
The applicant is concurrently applying to the County of Hawaii for a State Land
Use Boundary Amendment from the Agricultural to the Urban District for the property,
in conformance with its "Urban Expansion Area" classification under the County's
General Plan LUPAG Map. The Change of Zone application from an Unplanned (U)
to a Single Family Residential-15,000 square feet (RS-15) designation also conforms
with this LUPAG Map classification.
The applicant intends to develop a single family residential subdivision.
Access to the property would be via subdivision roadways from the adjacent proposed
Keauhou View Estates Subdivision. Conditions of approval require a new access,
other than by way of Alii Drive be provided prior to final subdivision approval of any
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 7
lo[. This roadway will be open to public traffic. All other essential utilities and
services can or will be made available to the subject development. Conditions of
approval are being included to ensure the provision of all essential utilities.
The development of the property will add to the inventory of existing residential
zoned lands in the West Hawaii region. The proposed development is located within
close proximity to all necessary urban services and facilities, and will serve to complete
the urban core for that area of Kailua-Kona. The applicant will also complete its
proposed project in compliance with all of the codes and standards referenced above.
Therefore, the proposed rezoning and development will complement the land usage
within the community and neighborhood it is proposed to be located in.
Access to the property would be via subdivision roadways from the adjacent
proposed Keauhou View Estates Subdivision. Conditions of approval require a new
access, other than by way of Alii Drive be provided prior to final subdivision approval
of any lot. This roadway will be open to public traffic. Water for the proposed project
will be provided by the County of Hawaii from a 12-inch waterline along Kuakini
Highway. Water commitments for the 30-lot subdivision are available. The proposed
project abides by the above-stated County policy encouraging "[he clustering of
developments in order to reduce the cost of providing utilities." The wastewater from
the project will be disposed of by the prevailing requirements of the State Department
of Health's rules and regulations to be installed by the respective homeowners.
Additionally, the applicant will abide by all applicable State and County air quality and
noise level control standards during the pre-construction and construction phases of the
project. Therefore, proposed single family residential development will be developed
in an area that is or can be adequately served by water, utilities, sewers and
transportation systems.
The Flood Insurance Rate Maps (FIRM) indicate that the property is located in
Zone "X", area outside of the 500-year flood plain. There are no significant
drainageways anticipated. While there are no indications of surface water flow on-site,
the applicant will abide by all applicable County guidelines for run-off generated by the
development.
There were some sites of archaeological significance, however, none were
recommended for physical preservation, with the exception of the Great Wall of
Kuakini. The Great Wall of Kuakini has been recommended for inclusion into the
National Register of Historic Places. As such, subject to certain mitigative measures,
the subject site should not have any significant archaeological impacts.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 8
The above public improvements by the applicant would complement the
proposed single family residential development to fit into the locale with minimal
intrusion while providing the desired housing development, as well as incorporating
appropriate infrastructure and design concerns of the development.
While the property is within the State Land Use Agricultural and County's
Unplanned zoned districts, it is not currently being used for any active agricultural
purposes. The mauka area is classified in Other Important Agricultural Land and the
makai area is Unclassified by the ALISH Map. The Land Use Study Bureau's Overall
Master Productivity Rating for soils in the area are D or Poor and E or Very Poor.
Therefore, the reclassification of this 14.013 acres from an Unplanned to a Single
Family Residential (RS-15) zoned district will not be detrimental to the reduction of
this area from the agricultural land inventory in the County of Hawaii. From a land
use perspective, it is more feasible to infill urban development within [his particular
area of North Kona. In doing so, it would tend to alleviate the conversion of more
productive agricultural lands in more appropriate locations within the North Kona area
for Urban type uses.
Based on the above findings, this request to reclassify the subject property from
an Unplanned (U) to a Single Family Residential-15,000 square feet (RS-15) zoned
district would result in an appropriate land use pattern and further the public
convenience, necessity and general welfare.
For your favorable consideration, an amendment to the State Land Use Boundaries Map, H-8
for the County of Hawaii, and Section 25-87, the North Kona Zone Map of the County Zoning
Code, are transmitted.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 9
We are enclosing copies of the applications and a copy of [he staff background for your
information.
Sincerely,
~ U~. ~ ~
Kevin M. Balog, Chairman
Planning Commission
AK: syw
LTowneD2.PC
Enclosures
cc: Honorable Stephen K. Yamashiro, Mayor
Mr. Christopher L. Lau
Stephen J. Menezes, Esq.
Mr. William Moore
Department of Public Works
Department of Water Supply
West Hawaii Office
Department of Land & Natural Resources
f
BTowne01.a mm-11\08\96
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
TOWNE DEVELOPMENT OF HAWAII, INC. •
STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU NO. 96-7)
CHANGE OF ZONE APPLICATION (REZ NO. 96-17)
Towne Development of Hawaii, Inc., has submitted applications for a State Land Use
Boundary Amendment from an Agricultural to Urban District and a Change of Zone from
Unplanned(U) to Single Family Residential (RS-15) district classification for approximately 14±
acres of land. The property is located on the makai side of Kuakini Highway and northeast of the
White Sands Beach Estates Subdivision at Pahoehoe 3rd,North Kona, Hawaii, TMK: 7-7-8:30
and 96.
GENERAL INFORMATION
1. Ownership: Taiyo Hawaii Company, Ltd., is the owner of TMK: 7-7-8:30, which
consists of approximately 7±acres and Karen Kobayashi and Katherine Staton are the
owners of TMK: 7-7-8:96, which consists of approximately 5.8+acres.
RELATED INFORMATION
2. TMK: 7-7-8:11 Adjoining Lands - On May 22, 1996, Towne Development of Hawaii,
Inc., received an approval from the County Council on the amendments to Ordinance No.
86-79. The applicant was in the process of acquiring the proposed Keauhou
Development Estates Subdivision,TMK: 7-7-8:11 and had requested amendments to
several conditions of Ordinance No. 86-79. The purpose of the request was to amend the
performance requirements of Ordinance No. 86-79 to ensure that the applicant was not in
violation with the time conditions as it purchased the property from Taiyo Hawaii, Inc.
The request was also to amend certain conditions to allow the property to be developed
incrementally in a manner that ensured that the infrastructure impacts and concerns were
addressed in a manner that was fair to both the County and the owner.
PROPOSED DEVELOPMENT
3. Request: The applicant wishes to subdivide the property into thirty (30) 15,000 square
foot lots. The application is for approximately 14.013 acres to be redistrict from
Agricultural to Urban and rezoned from Unplanned (U) to Single Family
Residential-15,000 square foot (RS-15).
Attachment to C-65/Bills 21 & 22
c- (os co, '3 a '
4. Objectives: The applicant provided the following:
"The applicant is proposing to develop the subject area with approximately thirty(30)
15,000 square foot single family residential lots."
"The area is immediately adjacent to the proposed Keauhou View Estates'subdivision
(TMK: 7-7-08:11) which Towne was in the process of acquiring. This area was
originally zoned for Single Family Residential uses in 1983. Towne subsequently
requested an amendment to the conditions of approval of this rezoning which was
approved by the County on May 22, 1996."
"The subject area is proposed to be incorporated into this residential subdivision, whereby
the road system would be extended to provide access for the proposed lots. The proposed
15,000 square foot residential zoning is consistent with the existing zoning of the
adjacent lands on the south, mauka(east) of the proposed Alii Highway."
5. Additional Information: The applicant has submitted the following in support of the
request: (See Exhibit A-Change of Zone and State Land Use Boundary
Amendment Application)
STATE AND COUNTY PLANS
6. SLU: Agricultural
7. General Plan LUPAG Map: Urban Expansion Area, which allows for a mix of high
density, medium density, low density, industrial and/or open designations in areas
where new settlements may be desirable, but where the specific settlement pattern and
mix of uses have not yet been determined. Within areas designated for development as
resorts, portions of the resort area may be included in the urban expansion area.
8. General Plan Consistency: Economic, Housing, Environmental Quality, Flood Control
and Drainage, Public Utilities,Transportation, Land Use Residential elements, goals,
policies and courses of action for North Kona.
9. Hawaii State Plan Consistency: Economy, Population, Physical Environment, Land
and Air Quality, Water, Facility Systems for Solid and Liquid Wastes, Transportation,
Socio-Cultural Advancement(Housing) objectives and policies.
10. Kona Regional Plan: Single Family Residential 4 units per acre (RES-4).
-2-
11. County Zoning: Unplanned
12. SMA: The subject property is within the SMA boundary. The applicant will file an
SMA application prior to commencement of any development within the area.
DESCRIPTION OF PROPERTY AND SURROUNDING AREA
13. Subject Property: The subject property is a rectangular-shaped lot of approximately
14.013 acres. The property is slightly sloping. The area extends 120 to 630 feet above
mean sea level.
14. Flora: Vegetation on the parcel consists of opiuma, koa haole and klu with an understory
of grasses, primarily guinea grass. In the upper portions of the parcel, guinea grass
dominates with little possibility of understory plants although Sida.spp and air-plant are
present in scattered openings. Several vines, notably hedgehop gourd and balsam pear,
are present.
15. Fauna: No native fauna was observed on the site. No forest bird species are associated
with these areas because of the low elevation. The two Hawaiian raptors, the Hawaiian
Hawk or'Io and the Hawaiian Owl or Pueo,probably make some use of the area,
however, the subject property is not considered part of its essential habitat. The Hawaiian
Hoary Bat may also be present in the area,however,the project area would not be
expected to represent essential habitat for the species. Feral cats, rats, and mice are likely
to inhabit or utilize the area.
16. Archaeological: An archaeological inventory survey, including subsurface testing was
conducted by Archaeological Consultants of the Pacific,Inc.. A 100 percent surface
survey of the project area was undertaken. "A total of eleven(11)sites were identified
which were composed of a total of fifteen(15)features. In addition to the above sites,
seven(7)previously recorded sites were identified. Six (6)were walls constructed of
stacked boulders and cobbles (including the Great Wall of Kuakini), while one site was
an agricultural complex composed of fifteen(15) features."
"Ten(10) of the features were tested for subsurface cultural deposits. Only the three
blister calved(sic) yielded cultural remains. All mounts and possible platforms were
determined to likely be agricultural clearance mounds. The presence of midden and
-3-
artifactual remains in the blister caves suggest that these caves were utilized as temporary
shelters. The lack of features such as living floor, hearths and platforms suggest that the
blister caves were not utilized for permanent habitation."
"No habitation structure remains, burial sites, lava tubes or religious monuments and
features were located on the subject property."
17. The Department of Land and Natural Resources-Historic Preservation Division and
Archaeological Consultants of Hawaii have agreed that the three cave sites are significant
and have proposed interim preservation measures. The Interim Preservation Plan, will be
reviewed prior to any land alteration of the project site. Regarding the Great Wall of
Kuakini, ACPI recommends that any potentially damaging activity of the portion of the
site bordering the subject property be avoided. Preservation of this site has been
previously recommended. A preservation commitment for the Great Wall of Kuakini
should be submitted to the State Historic Preservation Division for review and approval.
18. U.S.D.A. Soil Type: Punaluu and Kaimu series. The Kaimu soils, which occupy the
upper third of the area consist of dark brown extremely stony peat over fragmented a'a.
Permeability is rapid, runoff is slow and the erosion hazard is slight. The lower portion
of the area consists of Punaluu Soils which are thin organic soils over pahoehoe lava
bedrock. Rock outcrops occupy 40-5-percent of the surface. The peat is rapidly
permeable while the pahoehoe is very slowly permeable with the exception of cracked
areas in which water moves rapidly. Runoff is slow and the erosion hazard is slight.
19. ALISH Map: The mauka portion of the property is classified as "Other Important
Agricultural Land" and the makai portion is "Unclassified".
20. FIRM: Zone "X", areas determined to be outside the 500-year flood plain.
21. Land Study Bureau: The mauka portion of the property is "D" or Poor and the makai
portions are classified as "E" or Very Poor.
22. Surrounding Zoning/Land Uses: The property is situated adjacent to Keauhou View
Estates Subdivision. This subdivision is in the State Land Use Urban District and the
County's Single Family Residential-7,500 square foot(RS-7.5) zoned district. White
-4-
4.1pR.ovo
Sands Estates Subdivision is located to the east and lands to the north are zoned Single
Family Residential (RS-7.5).
PUBLIC FACILITIES AND UTILITIES
23. Access: Access to the property will be via subdivision roadway from the adjacent
• proposed Keauhou View Estates Subdivision. The proposed Alii Highway will traverse
along the makai boundary of the project site.
24. Water: Water can be made available to the property from an existing 12-inch waterline
along Kuakini Highway.
25. Wastewater: The County's new sewer lines is presently under construction in
the area. Wastewater disposal system will meet with requirements of the Department of
Health and/or the Department of Public Works.
26. Electrical/Telephone: Electrical service is available to the property from Hawaii
Electric Light Co. Inc., and telephone service is available from GTE Hawaiian Tel.
27. Police/Fire/Medical: Police services are provided by the County of Hawaii from its
Kealakehe and Kailua-Kona stations. Fire protection is provided by the County of
Hawaii from its Kailua-Kona, Kealakehe and Captain Cook stations. Emergency medical
and paramedical services are also provided by the Hawaii County Fire Department. Kona
Hospital is located at Kealakekua.
28. Other essential utilities and services are or will be made available to the subject
property.
AGENCIES' COMMENTS
29. Department of Water Supply: (See Exhibit B -July 30, 1996 Memo)
30. Department of Health: (See Exhibit C -July 9, 1996 Memo)
Applicant's Response: (See Exhibit D-August 12, 1996 Letter)
31. Department of Public Works: (See Exhibit E -July 22, 1996 Memo)
Applicant's Response: (See Exhibit F - September 2, 1996 Letter)
32. Real Property Tax Office(July 8, 1996 Memo):
"The above referenced parcels have both received a preferential agricultural use
assessment within the last ten years and as such are subject to a rollback tax upon
-5-
rezoning from agricultural to urban. There will be a deferred tax and penalties assessed
to each parcel upon granting of the petitioner's request for rezoning."
Applicant's Response: (See Exhibit G - August 12, 1996 Letter)
33. Fire Department: (See Exhibit H -July 9, 1996 Memo)
Applicant's Response: (See Exhibit I -August 12, 1996 Letter)
34. State Land Use Commission (July 9, 1996 Letter):
"We have reviewed the subject applications and supporting documents as transmitted by
your memorandum dated June 28, 1996, and confirm that the subject parcels, containing a
total of approximately 14.013 acres, and identified as TMK: 7-7-08:38 and 96, are within
the State Land Use Agricultural District.
"We have no further comments to offer at this time.
"Thank you for the opportunity to provide comments on the subject applications.
"If you have any questions in regards to this matter,please feel free to contact me or Leo
Asuncion of my staff at 587-3822."
35. Department of Education (July 19, 1996 Memo):
"The Department of Education has reviewed the subject application for a State Land Use
Boundary Amendment/Change of Zone application and has determined that the proposed
zone change will have no significant impact on the schools in the area.
"Thank you for the opportunity to respond."
36. Department of Land and Natural Resources: (See Exhibit J-August 2, 1996 Letter)
Applicants Response: (See Exhibit K-October 1, 1996 Letter)
37. Department of Transportation: (See Exhibit L -October 8, 1996 Letter)
Applicant's Response: (Exhibit M-November 7, 1996 Letter)
38. Police Department: (See Exhibit N-July 22, 1996 Memo)
Applicant's Response: (See Exhibit O- August 12, 1996 Letter)
AGENCIES -NO RESPONSE
39. Civil Defense, Parks and Recreation, Office of Housing and Community
Development and Natural Resources Conservation Service.
-6-
PUBLIC COMMENTS
40. The Department has not received any objections from the general public or adjacent
landowners.
•
-7-
qo
CHANGE OF ZONE APPLICATION
APPLICANT'S STATEMENT: Towne Development of Hawaii, Inc.
Unplanned (U) to Single Family Residential - 15,000 square foot (RS-15)
Tax Map Key: 7-7-08: 30 and 96
Pahoehoe 3rd, North Kona, Hawaii Island
Project Description and Ownership
The applicant, Towne Development of Hawaii, Inc. (Towne) is proposing to develop a
residential subdivision within the project area. Towne is a wholly owned subsidiary of
Towne Realty, Inc. which is based in Milwaukee, Wisconsin. Towne has been
developing property in Hawaii since the 1970's and has been involved in developing
properties on Hawaii island since the mid 1980's. Projects include The Shores at
Waikoloa, Bay Club at Waikoloa, Sunset Ridge at Waikoloa and the Elima Lani
apartment project in Waikoloa Village.
A portion of the project site (TMK: 7-7-08: 30) is presently owned by Taiyo Hawaii
Company, Ltd. Towne has entered into an agreement with Taiyo to purchase this
property. The remainder of the project site (TMK: 7-7-08: 96) is owned by the
Kobayashi family. Towne has entered into an agreement with the Kobayashi's to
rezoned and develop this area for residential purposes. The Kobayashi family would
then retain a portion of the improved project site.
Towne is proposing to develop the subject area for residential purposes. The project
area is adjacent to and will be incorporated as part of Towne's proposed Keauhou View
Estates subdivision (TMK 7-7-08: 11.) A total of approximately thirty (30) 15,000
square foot lots will be developed as a result of this action. This is in addition to the
existing Keauhou Estates Subdivision area which will be developed with up to 374 RS-
7.5 and RS-15 lots.
The residential development is proposed to be targeted to residents of the Kailua-Kona
area and will be priced consistent with adjacent developments. These lots are currently
expected to be sold between $100,000 and $150,000, depending on the views and
amenities.
The proposed subdivision would include underground utilities and roadways meeting
with the approval of the Department of Public Works. Access will be from the
applicant's adjacent proposed Keauhou View Estates subdivision. All conditions
relating to access, including provision of an alternative access to Alii Drive shall be
provided prior to subdivision approval.
Planning and engineering work for the proposed residential subdivision is proposed to
commence upon approval of this request. Depending on market conditions, residential
products should be available for purchase by in 1998.
EXHIBIT
STATE LAND USE BOUNDARY AMENDMENT (15 Acres or Less)
APPLICANT'S STATEMENT: Towne Development of Hawaii, Inc.
State Land Use Agricultural to Urban
Tax Map Key: 7-7-08: 30 and 96
Pahoehoe 3rd, North Kona, Hawaii Island
Project Description and Ownership •
•
The applicant, Towne Development of Hawaii, Inc. (Towne) is proposing to develop a
residential subdivision within the project area. Towne is a wholly owned subsidiary of
Towne Realty, Inc. which is based in Milwaukee, Wisconsin. Towne has been
developing property in Hawaii since the 1970's and has been involved in developing
properties on Hawaii island since the mid 1980's. Projects include The Shores at
Waikoloa, Bay Club at Waikoloa, Sunset Ridge at Waikoloa and the Elima Lani
apartment project in Waikoloa Village.
A portion of the project site (TMK: 7-7-08: 30) is presently owned by Taiyo Hawaii
Company, Ltd. Towne has entered into an agreement with Taiyo to purchase this
property. The remainder of the project site (TMK: 7-7-08: 96) is owned by the
Kobayashi family. Towne has entered into an agreement with the Kobayashi's to
rezoned and develop this area for residential purposes. The Kobayashi family would
then retain a portion of the improved project.site.
Towne is proposing to develop the subject area for residential purposes. The project
area is adjacent to and will be incorporated as part of Towne's proposed Keauhou View
Estates subdivision (TMK: 7-7-08: 11.) A total of approximately thirty (30) 15,000
square foot lots will be developed as a result of this action. This is in addition to the
existing Keauhou Estates Subdivision area which will be developed with up to 374 RS-
7.5 and RS-15 lots.
The residential development is proposed to be targeted to residents of the Kailua-Kona
area and will be priced consistent with adjacent developments. These lots are currently
expected to be sold between $100,000 and $150,000, depending on the views and
amenities.
The proposed subdivision would include underground utilities and roadways meeting
with the approval of the Department of Public Works. Access will be from the
4' applicant's adjacent proposed Keauhou View Estates subdivision. All conditions
relating to access, including provision of an alternative access to Alii Drive shall be
provided prior to subdivision approval.
Planning and engineering work for the proposed residential subdivision is proposed to
commence upon approval of this request. Depending on market conditions, residential
products should be available for purchase by in 1998.
1
� N
JUSTIFICATION
The applicant believes the proposed reclassification of land from the State Land Use
Agricultural to the Urban land use district is consistent with the Hawaii County General
Plan and the applicable State Land Use Urban District Standards.
Consistency with the Hawaii County General Plan
The General Plan Land Use Pattern Allocation Guide map designates the subject area
for Urban Expansion. Such designation allows for a mix of high density, medium
density, low density, industrial and/or open designation in areas where new settlements
may be desirable, but where the specific settlement pattern and mix of uses have not
yet been determined.
The General Plan Support Document's Land Use Element further identifies the Kailua-
Keauhou area as an "Urban Center" for the North Kona District. The subject area falls
within this area.
The applicant believes the proposed change of zone would be consistent with the
General Plan Housing goals of providing a variety of housing choices as well as
attaining a diversity of socio-economic housing mix within the Kailua to Keauhou area.
By allowing the proposed development, the following Housing goals of the General
Plan may be attained:
o Maintain a housing supply which allows a variety of choice.
o Improve and maintain the quality and affordability of the existing housing
stock.
o The County shall encourage a volume of construction and rehabilitation of
housing sufficient to meet growth needs and correct existing deficiencies.
The applicant believes that the proposed development is consistent with the Single
Family Residential Element which states:
o Designate and allocate land uses in appropriate proportions and mix in
keeping with the social, cultural and physical environments of the County.
o To maximize choices of single-family residential lots and/or housing for
residents of the County.
o To ensure compatible uses within and adjacent to single-family residential
zoned areas.
o To provide single-family residential areas conveniently located to public •
and private services, shopping, other community activities and convenient
access to employment centers.
o The County shall designate and allocate single-family residential zoned
lands at varying densities for future use in accordance with the needs of
the communities and stated goals, policies, and standards.
o Areas shall have basic improvements and amenities necessary for
2 •
•
immediate use.
o Areas shall be limited to low-density and medium density residential uses.
The Single Family Residential Courses of Action for the North Kona District "shall
encourage the concentration of residential structures to avoid strip residential
development."
The applicant believes the project is conveniently located to schools, recreation,
commercial areas, and employment centers. The proposed is an area that is targeted
for residential development by the County. The areas immediately to the north and
south have been zoned for residential uses. It is within close proximity of the Keauhou
Major Resort Destination Area as well as the Kailua-Kona urban area. All essential
utilities are or will be available to the subject property.
The applicant recognizes its development will impact regional infrastructure facilities
and improvements, including roads, parks, police and fire facilities and solid waste
disposal. Therefore, it is willing to pay its "fair share" towards these facilities in
accordance with current County policies.
A portion of the subject property is identified as "Other Important Agricultural Lands" by
the Department of Agriculture's ALISH maps. These lands are classified by the Land
Study Bureau's Overall Master Productively Rating System as "C" or poor. The area is
presently used as marginal grazing for cattle. However, because of the poor soils and
low rainfall, the agricultural productivity is very poor. Furthermore, these lands have
been identified for Urban Expansion by the General Plan's LUPAG map. Therefore, the
applicant believes the proposed zoning will not result in a loss of a valuable agricultural
resource. Furthermore, the long term conversion of these land to urban uses will not
significantly reduce the overall productivity of the Island's and State's agricultural
industry.
Consistency with State Land Use Law
The applicant believes the proposed reclassification is consistent with the State's land
use law, Chapter 205, Hawaii Revised Statutes (HRS). Section 205-2(a) (1), HRS
provides that urban district shall include lands which were in urban use at the time of
the statute's enactment and "...a sufficient reserve area for foreseeable urban
growth...". The subject area is a portion of the Kailua to Keauhou area which has been
t identified as a major urban center by the Hawaii County General Plan. The proposed
reclassification is in keeping with the overall pattern of current and proposed growth.
The subject area can be characterized by "city-like" concentrations of people,
structures, streets, urban level of services, and other related uses. The subject area is
immediate adjacent to areas which have been zoned for multiple-family and single
family residential uses.
3
V..
The subject area is within 1/2 mile of the Keauhou Major Resort Destination Area which
is a major employment center in the North Kona District. It is also in close proximity to
the Kailua-Kona area which is regional service center for the West Hawaii area.
The project area and surrounding lands are well served by basic infrastructure and
governmental services. A new sewer line is presently under construction and the
County is proceeding with the planning and design for the Alii Highway improvements.
Other necessary utilities are available to the project area, including water, electricity,
telephone and cable television.
The project area is surrounded by existing SLU Urban classified lands, including the
areas immediately to the north and south. Other urban areas include the residential
areas along Alii Drive and the Keauhou Resort Destination Area to the south.
The project area is reasonable free from environmental hazards such as flooding,
unstable soil and other adverse environment effects. Portions of the project area are
relatively steep, exceeding 20 percent in slope in some areas. However, it is similar in
character to the surrounding areas and will be developed consistent with applicable
regulations and requirements.
•
•
4
t 0o VI rt, •,
f ,g"
'�,,� �'� DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
0,",.w�.`- 25 AUPUNI STREET • HILO, HAWAII 96720
TELEPHONE (808) 969-1421 • FAX (808) 969.6996
July 30, 1996 ;,
G
•
TO: Planning Department
-o
-4:;-
--,',1.
FROM: Milton D. Pavao, Manager
SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION NO. 96-7 AND �� �—.1
CHANGE OF ZONE APPLICATION NO. 96-17
APPLICANT - TOWNE DEVELOPMENT OF HAWAII, INC.
TAX MAP KEY 7-7-8:30 AND 96
We have reviewed the subject applications.
Water can be made available from an existing 12-inch waterline along the Mamalahoa
Highway.
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
28 additional lots requested in the proposed 30-lot subdivision development, the
required water commitment deposit is $4,200.00.
Remittance by the applicant of the $4,200.00 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.
Should the subject application be approved and a subdivision application be
executed, approval will be subject to the following conditions:
1 . Construct necessary water system improvements, which shall include, but not be
limited to:
a. Construction of an on-site .30-MG concrete reservoir.
-
b. Water mains capable of delivering water at adequate pressure and volume
under peak-flow and fire-flow conditions. This requires a looped system
being constructed by connecting the on-site water system to the existing
water system facilities on Kuakini Highway and Alii Drive; minimum
diameter of mains shall be 8 inches.
c. Service laterals that will accommodate an appropriately sized meter to
each additional lot.
d. Fire hydrants spaced not more than 600 feet apart. ..„„ r(2
EHIB
. .. Wbrt g pr gredi. ..
p
naming Department
Page 2
July 30, 1996
2. Submit construction plans and design calculations, prepared by a professional
engineer, registered in the State- of Hawaii , for review and approval .
3. Remit the prevailing facilities charge and capital assessment fee, which are
subject to change, of $76,050.00 and $14,000.00, respectively.
Should the applicant have any questions, please call our Water Resources and
Planning Section at 969-1421 .
Milton D. Pavao, P.E.
Manager
WA: 10
copy - (w/att.) Towne Development of Hawaii , Inc.
William L. Moore Planning
Mr. Stephen Menezes
r
it.OF H,4._
4 1101• P..
BENJAMIN J.CAYETA1IO
LAWRENCE
GOVERNOR
MIKE
DIRECTOR OF HEALTH
,�veil�.�.
• STATE OF HAWAII
DEPARTMENT OF HEALTH
PAX BOX 916
HILO,HAMRA 96721-0916
-
DATE: July 9, 1996
TO: Planning Director, County of Hawaii ....A
FROM: Chief Sanitarian, Hawaii District
SUBJECT: State Land Use Boundary Amendment Application
(SLU 96-7)
Request: Agricultural to Urban
Change of Zone Application (REZ 96-17)
Request: Unplanned to RS-15
Applicant: Towne Development of Hawaii, Inc.
Tax Map Key: 7-7-8:30 and 96
Underground Injection Systems (Ph. 586-4258) which receive
wastewater or storm run-offs from the proposed development need
to address the requirements of Chapter 23, Hawaii State
Department of Health Administrative Rules, Title 11, "Underground
Injection Control. "
For any construction activity that may result in the discharge of
storm water to waters of the State, and involves the clearing,
grading and excavation of five (5) acres or more of total planned
development, a National Pollutant Discharge Elimination System
(NPDES) storm water permit is required from the Department of
Health. The permit application should be submitted to the
Director at least 90 days prior to the commencement of
construction.
An NPDES permit is required for any.. discharge to waters of the
State including construction runoff, de-watering activities,
hydrotesting water from new water lines or storage tanks,
groundwater remediation sites, and cooling water discharges from
air conditioning units. The permit application should be
submitted to the Director at least 90 days prior to the
commencement of construction.
EXHIBIT
'
Planning Director
Co'.tnty of Hawaii
July 9, 1996
Page 2
Our Clean Water Branch (Ph. 586-4309) in Honolulu is responsible
for the issuance of the National Pollution Determination and
Elimination System (NPDES) permits. If there is a need for
additional information please call them.
The Department of Health would support any sewer requirements
made by the County of Hawaii for the proposed project.
m
AARON ENO
Chief Sanitarian, Hawaii District
WP51:SLU96-7.mi
• S i
- WILLIAM L. MOORE PLANNING
159 HALAL STREET
Hao,HAWAII 967206 .
(808)935-0311/Fax(808)934-0162 /11/0 J i.
1 PO
,oU"rY: 3 3 y
August 12, 1996 7 ` 1; �
Aaron Ueno, Chief Sanitarian, Hawaii District
State Department of Health -
P.O. Box 916
Lilo, Hawaii 96721-0916
Dear Mr. Ueno:
wa
Subject: SLU Boundary Amendment Application(SLU 96-7)
Change of Zone Application(REZ 96-17)
Towne Development of Hawaii, Inc.
Tax Map Key: 7-7-08: 30 and 96
This is to acknowledge receipt of you memorandum of July 9, 1996 to the Planning Director
regarding the subject State Land Use Boundary Amendment and Change of Zone Applications.
Please be informed that the developer, Towne Development of Hawaii, Inc. intends to fully -
comply with the requirements of the State's Underground Injection Control Code and the
National Pollutant Discharge System permit requirements.
Thank you for you comments of this matter. Please call me or Christopher Lau, President of
Towne Development of Hawaii, Inc. at (808) 537-5976 if you have any questions on this matter.
Sincerely,
tO,(9,A.ON4A
William L. Moore
cc: Planning Department
Towne Development of Hawaii, Inc.
EXHIBIT " g3 . •
s
COUNTY OF HAWAII
• HILO, HAWAII
DATE July 22, 1996
Witeato/taeetetam
TO : Planning Director
FROM /Gale . Kuba, Chief
Engineering Division
SUBJECT: Change of Zone Application (REZ 96-17)
State Land Use Boundary Amendment (SLU 96-7)
Applicant: Towne Development of Hawaii, Inc.
Location: Pahoehoe 3rd, North Kona, HI
TMK: 7-7-08:30 & 96
We have reviewed the subject application and our comments are as follows:
Building
1. Building shall conform to all requirements of code and statutes pertaining to building
construction.
Drainage
2. All development generated runoff shall be disposed of on site and shall not be
directed toward any adjacent properties.
•
3. A drainage study should be prepared and a drainage system should be installed
meeting with the approval of DPW.
4. All grading and grubbing activities shall comply with Chapter 10 of the Hawaii County
Code.
5. The applicant shall be informed that if drywells are included in the subject
improvements, an Underground Injection Contro j�liigcit must be applied for from
the Department of Health, State of Hawaii. ]]x«1
f .
Jul,, ..�6
Page 2
6. The applicant should work with the Natural Resources Conservation•Service
(formerly known as the Soil Conservation Service).
• Solid Waste
7. The developer shall prepare a solid waste management plan for the development
which is to be administered by the Association of Homeowners or by the developer if no
association is established.
•
Wastewater
8. Sewer lines should be installed to tie in with the Kealakehe Wastewater Treatment
Plant.
Roadways
9. Vehicular access to the individual lots should not be from the arterial roads.
10. The driveways must conform to County standards. The sight distance must meet
the requirements of the Statewide Design Manual.
11. A Traffic Impact Analysis Report (TIAR) should be performed to enable proper
design of roadways.
12. Roadway connections to the adjoining parcels should be provided meeting with the
approval of DPW. These roads should be open to public traffic. It is DPW policy on
large subdivisions to recommend that functioning interconnections be made to
adjoining parcels.
13. All roadways within the proposed development should follow the guidelines
incorporated in the Hawaii Statewide Uniform Design Manual for Streets and Highways.
These roadways should also meet the requirements of DPW. Curb, gutter, and
sidewalks should be required in areas of pedestrian traffic.
14. An overall traffic circulation plan meeting with the approval of the County should be
submitted.
15. In the interests of pedestrian and bicyclist safety, bike lanes should be considered
throughout the project.
N
!' - .. .: U'rector
July 22, 1996
Page 3
16. A schedule outlining roadway and infrastructure improvements should be submitted
and subject to the approval of both DPW and DOT. This is to help ensure an orderly
and sensible construction plan to minimize inconvenience to the public.
•
• TWP:sls
cc: Engineering - Hilo
Engineering - Kona
Planning - Kona
1 `
•
•
WILLIAM L. MOORE PLANNING
159 HALAI STREET
HILO,HAWAII 96720
(808)935-0311/Fax(808)934-0162
September 2, 1996 •
Galen M. Kuba, Chief
Engineering Division
Department of Public Works
25 Aupuni Street
Hilo, Hawaii 96720
Dear Mr. Kuba:
Subject: SLU Boundary Amendment Application (SLU 96-7)
Change of Zone Application(REZ 96-17)
Towne Development of Hawaii, Inc.
Tax Map Key: 7-7-08: 30 and 96
This is to acknowledge receipt of you memorandum of July 9, 1996 to the Planning Director
regarding the subject State Land Use Boundary Amendment and Change of Zone Applications.
Please be informed that the developer, Towne Development of Hawaii, Inc. intends to fully
comply with the requirements of the County. More specifically, in response to the identified
areas of concern:
Building: Towne intends to comply with all codes and statutes pertaining to building
construction
Drainage: Towne will prepare a drainage study to ensure all drainage concerns are
addressed. Furthermore, all grading and grubbing activity shall comply
with Chapter 10 of the Hawaii County Code. All requirements of the
Underground injection Control Code will be complied with. Furthermore,
Towne will work with the Natural Resource Conservation Service, as
appropriate to identify and address drainage concerns.
Solid Waste: Towne is agreeable to the requirement that a solid waste management plan
for the development be prepared, which shall be administered by the
Association of Homeowners, or by the developer if no association is
established.
Wastewater: Towne intends to connect to the County's wastewater systems.
EXHIBI'I
F '
'
Department of Public Works
September 2, 1996
Page No. 2
Roads: Towne is agreeable to preparing an overall roadway circulation plan for
review and approval by the County. This plan would identify stub-outs to
• adjoining parcels. All roadways will confirm to the Hawaii Statewide
Uniform Design manual for Streets and Highways. However, because of
the proposed 15,000 square foot lot size, no curbs, gutters and sidewalks
are proposed at this time. Vehicular access to individual lots will be
prohibited from any arterial road, while all driveways will conform to
County Design Standards. A Traffic Impact Analysis Report will be
conducted as required to ensure proper design of roadways and roadway
intersections.
Thank you for you comments of this matter. Please call me or Christopher Lau, President of
Towne Development of Hawaii, Inc. at (808) 537-5976 if you have any questions on this matter.
Sincerely,
tr-WVA.Q.
William L. Moore
cc: Planning Department
Towne Development of Hawaii, Inc.
•
Steven Menezes, Menezes, Tsukazaki Yeh&Moore
r
WILLIAM L. MOORE PLANNING
159 HALAI STREET
HI1.o,HAWAII 96720
(808)935-0311/Fax(808)934-0162
August 12, 1996
John Totten, Real Property Appraiser
Department of Finance -Real Property Tax
75-5737 Kuakini Highway, Suite 102
Kailua-Kona, Hawaii 96740
Dear Mr. Totten:
Subject: SLU Boundary Amendment Application(SLU 96-7)
Change of Zone Application(REZ 96-17)
Towne Development of Hawaii, Inc.
Tax Map Key: 7-7-08: 30 and 96
This is to acknowledge receipt of you memorandum of July 8, 1996 to the Planning Director
regarding the subject State Land Use Boundary Amendment and Change of Zone Applications.
Please be informed that the developer, Towne Development of Hawaii, Inc. is aware of the
preferential use assessment of the subject property and that they will be subject to rollback tax
should the request boundary amendment and rezoning request be granted.
Thank you for you comments on this matter. Please call me or Christopher Lau, President of
Towne Development of Hawaii, Inc. at (808) 537-5976 if you have any questions on this matter.
Sincerely,
MN/AA (4/661')c3
William L. Moore
cc: Planning Department
Towne Development of Hawaii, Inc.
EXHIBIT
• •
* . • Nelson M.Tsuji
Stephen K.Yaa'nashiro ; ,�.. �\ Fire Chief
Mawr \ _..__.... 2Edward Bumatay
\ ..• r _- Deputy Fire Chief
Gault% of lutttt '
FIRE DEPARTMENT
777 Kilauea Avenue•Mall Lane,Room 6•Hilo,Hawaii 96720-4239 -
(808)961-8297•Fax(808)961-8296 = s
' July 9, 1996 •
To: Virginia Goldstein, Planning Director. .;"'a � ": _.._- •
•
From: Nelson M. Tsuji, Fire Chief
SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 96-7)
REQUEST: AGRICULTURAL TO URBAN
CHANGE OF ZONE APPLICATION (REZ 96-17)
REQUEST: UNPLANNED TO RS-15
APPLICANT: TOWNE DEVELOPMENT OF HAWAII, INC.
TAX MAP KEY: 7-7-8:30 AND 96
The Fire Department's requirements as stated in the Fire Code are:
"Fire Apparatus Access Roads
"Sec. 10.207. (a) General. Fire apparatus access roads
shall be provided and maintained in accordance with the
provisions of this section.
"(b) Where Required. Fire apparatus access roads shall be
required for every building hereafter constructed when any
portion of an exterior wall of the first story is located more
than 150 feet from fire department vehicle access as measured
by an unobstructed route around the exterior of the building.
"EXCEPTIONS: 1. When buildings are completely protected
with an approved automatic fire sprinkler system, the
provisions of this section may be modified.
"2. When access roadways cannot be installed due to
topography, waterways, nonnegotiable grades or other
similar conditions, the chief may require additional fire
protection as specified in Section 10.301 (b) .
EXHIBIT
1t�t�
•
To: Virginia Goldstein, Planning Director
Page 2
July 9 , 1996
"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
July 9, 1996
"(i) Bridges. When a bridge is' required to be used as access
under this section, it shall be constructed and maintained in
accordance with the applicable sections of the Building Code
and using designed live loading sufficient to carry the
imposed loads of fire apparatus.
"( j) Grade. The gradient for a fire apparatus access road
shall not exceed the maximum approved by the chief." (15%)
"(k) Obstruction. The required width of any fire apparatus
access road shall not be obstructed in any manner, including
parking of vehicles. Minimum required widths and clearances
established under this section shall be maintained at all
times.
"(1) Signs. When required by the fire chief, approved signs
or other approved notices shall be provided and maintained for
fire apparatus access roads to identify such roads and
prohibit the obstruction thereof or both. "
"INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY
SYSTEMS AND APPLIANCES
"Installation
"Sec. 10.301. (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.
To: Virginia Goldstein, Planning Director
Page 4
July 9, 1996 •
" (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. "
NELSON M.—TSf7
Fire Chief
NMT/mo
ti •
•
WILLIAM L. Moor PLANNING
159 HALAI STREET
HILo,HAWAII 96720
• (808)93S-0311/Fax(808)934-0162
August 12, 1996
Nelson M. Tsuji, Fire Chief
County of Hawaii
•
Fire Department
777 Kilauea Ave., Mall Lane, Room 6
Hilo, Hawaii 96720
Dear Mr. Tsuji:
Subject: SLU Boundary Amendment Application(SLU 96-7)
Change of Zone Application(REZ 96-17)
Towne Development of Hawaii, Inc.
Tax Map Key: 7-7-08: 30 and 96
This is to acknowledge receipt of you memorandum of July 9, 1996 to the Planning Director
regarding the subject State Land Use Boundary Amendment and Change of Zone Applications.
Please be informed that the developer, Towne Development of Hawaii, Inc. intends to fully
comply with the requirements of the Fire Code, including those sections relating to Fire Apparatus
and Installation of Fire-Protection and Life-Safety Systems.
Thank you for you comments on this matter. Please call me or Christopher Lau, President of
Towne Development of Hawaii, Inc. at (808) 537-5976 if you have any questions on this matter.
Sincerely,
Vaktif,, MOM°
William L. Moore
cc: Planning Department
Towne Development of Hawaii, Inc.
EXHIBIT
•
BENJAMIN J.CAYETANO
GOVERNOR OF HAWAII jj ��
4 '1 ,t-�I''[: MICHAEL D.WILSON
CHAIRPERSON
c, \\ \\ O I"F BOARD OF LANG ANO NATURAL RESOURCES
\ H PUTY
DE
t7\� .1 ` `\ GILBERT S.COLOMA-AGARAN
�•JU��\ STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
AQUACULTURE DEVELOPMENT
P.O. BOX 621 PROGRAM
HONOLULU, HAWAII 96809 AQUATIC RESOURCES
BOATING AND OCEAN RECREATION
CONSERVATION ANO
AUG _/E ENVIRONMENTAL AFFAIRS
REF•LM-AJ L CONSERVATION AND
RESOURCES ENFORCEMENT
CONVEYANCES
FORESTRY AND WILDLIFE
Honorable Virginia Goldstein, Planning Director HISTORIC PRESERVATION
County of Hawaii, Planning Department LAND MANAGEMENT
STATE PARKS
25 Aupuni Street, Room 109 WATER ANO LANG DEVELOPMENT
Hilo, Hawaii 96720 WATER RESOURCE MANAGEMENT
Dear Ms . Goldstein:
FILE NO. A133
SUBJECT: State Land Use Boundary Amendment Application (SLU 96-7)
Request: Agricultural to Urban
Change of Zone Application (REZ 96-17)
Request: Unplanned to RS-15
Applicant: Towne Development of Hawaii, Inc.
TAX MAP KEY: 7-7-08 :30 & 96
We have reviewed the subject application and would like to offer the
following comments :
Historic Preservation Division
We have not received a copy of the archaeological inventory survey
report for the subject area and are thus unable to comment on the effects
of the proposed development on historic sites . Thus, our Chapter 6E-42
recommendation to the County on these applications is to defer a decision
until the archaeological inventory survey report is submitted to our
office and we are able to review it. Once we see an acceptable inventory
survey report, then we will be able to advise the County as to how many
(if any) significant historic sites are present in the parcel and their
nature; and we will be able to recommend to the County appropriate
mitigation measures (if mitigation of significant historic sites is
neeaed) .
Thank you for the opportunity to review the subject application.
We have no further comments to offer at this time. If you have any
questions, please contact Al Jodar of the Land Division at 587-0424 .
Aloha,
MICHAEL D. WILSON U
I:\NETDATA\OAHU\AL\LTR\COM133.RTN
EXHIBIT
•
Towne Development of Hawaii, Inc.
220 South King Street,Suite 680• Honolulu,Hawaii 96813:..,...
(808)537-5976 Fax (808)523-1095
October 1, 1996
'36 OCT 2 PEI 1 54
FL
Virginia Goldstein, Director COUNTY Cr
P':',W'i,!,;PP
County of Hawaii Planning Department
25 Aupuni Street
Hilo, Hawaii 96720
Subject: Towne Development of Hawaii, Inc.
COZ Application(96-17)/SLU Boundary Amendment Application (96-7)
TMK: 7-7-08: 30 and 96
Dear Ms. Goldstein,
This is to update you on the status of the archaeological review of the subject property. In their letter
dated August 2, 1996, the Department of Land and Natural Resources indicated that their Historic
Preservation Division had not received a copy of the archaeological inventory survey.
Attached for your information is an updated letter from DLNR's Historic Preservation Division to
Mr.Joseph Kennedy of Archaeological Consultants of Hawaii,dated September 3, 1996. This letter
acknowledges receipt of the Archaeological Inventory Survey for the project area on June 7, 1996
and finds that the report was adequate in inventorying the sites on the property.
Also attached is follow up correspondence between Joseph Kennedy and the Historic Preservation
Division on the requirements for the treatment of three blister caves which have been identified for
data recovery before they can be destroyed.
We hope the attached correspondence addresses any potential concerns of the impact of the proposed
project on the archaeological resources within the project area.
Please feel free to call me, or our planning consultant, Bill Moore at 935-0311 if you have any
questions or require any additional information on this matter.
Sincerely,
Christopher L. Lau
President
• encl. • G,9s9
cc: William L. Moore (w/attachments) •
EXHIBIT
•
e(NJAA+IN J.CAV(TAMO
GOV(.vOR OF NAWA I ...CNA(L�.MI-30N.ClW/IIC
�,y� �'•. e0Ah0 OF LAND AMO NATURAL A(.
T OINTY
OIL/CRT COLOMA.AOAAAM
J►—
se
•
AOUACULTURE OEVO.OP (.
me
u
STATE OF HAWAII AOUATIC (SOURCEII
CONSERVATION AMO
• DEPARTMENT OF LAND AND NATURAL RESOURCES EMVIROMM(NTAL AIfA
CONSERVATION ANO
STATE HISTORIC PRESERVATION DIVISION RESOLRCES ENFORCE/,+
33 SOUTH KING STREET. 6TH FLOOR COMVEYAMCES
HONOLULU. HAWAII 96813 FORESTRY AMO MAIAUFE
MISTOIVC PRESERVATION
OIVISOM
September 3, 1996 LANOMAMAOEitENT
IRATE PARKS
WATER ANO LANO OEVU OPuE
Mr. Joseph Kennedy LOG NO: 17960 r
Archaeological Consultants of Hawaii DOC NO: 9608PM25
59-624 Pupukea Road
Haleiwa, Hawaii 96712
Dear Mr. Kennedy:
SUBJECT: Draft Report: ".-1n Archaeological Inventory Survey Including
Subsurface Testing for a Portion of the.4hupua'a of Pahoehoe 3rd
Located at. INK: 7-7-08:30 and Adjacent T'WK: 7-7-08:96,
North Kona District, Island of Ilaivai'i"
(Latinis. Carson and Kennedy 1996)
Thank you for your letter of June 7, 1996 and the opportunity to review and comment on the
subject report.
We believe that the survey of the 14 acre property was adequate, finding a total of 22 sites. The
site inventoly background section and site descriptions -- does need revision, however, before
we can accept the report. The background section needs reorganization, condensing, and a
section on Pahoehoe ahupua'a settlement patterns. The site descriptions lack profile descriptions
and drawingsfor most of the test excavations. Detailed recommendations on these points and
others needing revision are included in the attachment. Again, please pay attention to condensing
the report.
We cannot yet agree with the "no longer significant" evaluations for all of the sites in the project
area, except the Kuakini Wall (Site 6302). We believe that the blister caves are still significant for
their information content.
Accordingly, we believe that archeological data recovery of these caves is needed as a mitigation
measure. In addition to the fact that none of them have been dated, we believe chat there is still
much to be learned about these sites, one of which produced some fairly uncommon bone
artifacts. Given the small size of these sites, this mitigation should not be time consuming or
costly.
} ♦ I
J. Kennedy
Page 2
We will await the revised report. If you have any questions about our review comments please
contact Patrick McCoy (587-0006).
Aloha, .
41(
BBARD, Administrator
State Historic Preservation Division
PM:amk
Attachment
r
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II
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itt _ O%AN?OO111�0I m a�••
‘`4•Lz.Zi% A04.04m.T1A10CYaer+ALiel
/ROOMAI
STATE OF HAWAII • AOwme AIVOIAec1
CON/DWA110M MO
DEPARTMENT OF LAND AND NATURAL RESOURCES • ee«uav 1�aoK/41•11u
•OTATL MIST014IC PP 5ERVATIOH CNIIIWM 111e04,0481 Doeub40t1
33 SOWN KIM*STREET,STM FLOW; eopVlTAMON
HONOLULU,HAWAII 11it3 wKeTTY M IMLOUPI
WICK
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• VATS PAM.
%ATA MO IMO orvaand
September 19, 1996
•
Mr. Joseph Kennedy LOG NO: 18085
Archaeological Consultants of Hawaii DOC NO: 9609PM09,
59-624 Pupukea Road
Haleiwa, Hawaii 96712
Deer Mr. Kennedy:
SUBJIECT: Draft Report: "An Archaeological Inventory Survey Includmtn:
Subsurface Testing fors..Portion of the Ahupua'a o f Pahoehoe 3rd
Located at 77IX: 7-7-08:30 and Adjacent TMS.• 7-7.08:96,North . .
Zona District, Island ofHawaii" " '
(Latinls,,Carson and Kennedy.1996)
Thank you fbr your letter of September 6, 1996 regardlitg revisions to the subject report and
•
proposed interim preservation measures for three cave situ(20834, 20843 and 20844)that you
had evaluated as "no longer significant" in the first draft report. • . .
•
It is our understanding that both you and your client, Towne Development of Hawaii, Inc., now
agree with our assessment that the three cave sites are signifieax1t fbr their information content and
that before they are destroyed further investigations (data recovery)must be undertaken. It is ouu
fbrther understanding, although this is not entirely clear in your letter, that your client would like 1
to proceed with clearing and grubbing of the property fairly soon, but because the preparation and
approval of both a Data Recovery Plan and a Data Recovery Report could take some time your .
client is seeking our concurrence with a plan to temporarily pre erve the three'sites until the data
recovery work has been successfully concluded: • i . 1
As you know, the historic preservation process consists of a number of steps, each one of one
which should be completed before moving ch to the next. The request to agree to mitigation
treatments before the inventory survey report has been accepted Is thus a departure from the
normal procedure. Because the three caves arethe only sites in the project area that have been
identified as requiring data recovery we are willing to accomm. date your client. .However, before
we will sign off on the County of Hawaii grubbing permit we l need to review and'approve an
Interim Preservation Plan for the three'sites. .. • ! .
4
J.Kennedy
Page 2
The Interim Preservation Plan can bo short, but it must describe measures that will be adopted
to preserve the sites. We recommend a flirty wide buffer aroun each site to ensure that any
culture-bearing deposits around the caves are protected. If thee mitigation measures are adopted
--interim preservation of Sites 20834, 20843, and 20844 follow d by data recovery work at these
sites-- then we believe that the land-alteration work proposed b Towne Development will have
"no adverse effect" on significant historic sites.
If you have any questions please contact Patrick McCoy(587-4006).
Aloha,
•
DON HIBBARD, Administrator
State Historic Preservation Division
PM:arnk
I
BENJAMIN J.CAY'.TANO - KAZU HAYASHIDA
GOVERNOR < •^-- DIRECTOR
•
DEPUTY DIRECTORS
+ :,• JERRY M.MATSUDA
z �� 'Y GLENN M.OKIMOTO
STATE OF HAWAII IN REPLY REFER TO:
DEPARTMENT OF TRANSPORTATION
869 PUNCHBOWL STREET STP 8.7583
HONOLULU, HAWAII 96813-5097
•
• October 8, 1996
Ms. Virginia Goldstein
Director
Planning Department
County of Hawaii
25 Aupuni Street, Room 109
Hilo, Hawaii 96720-4252
Dear Ms. Goldstein: c
•Subject: Towne Development of Hawaii, Inc.
State Land Use Boundary Amendment(SLU 96-7)
Change of Zone (REZ 96-17)
TMK: 7-7-8: 30 and 96
Thank you for your transmittal requesting our comments on the subject applications.
Our comments are as follows:
1. The applicant should be required to submit a Traffic Impact Analyses Report(TIAR) for our
review and approval. The report should address the cumulative impact of the proposed
project and other projects planned by the developer in the area. The impacts and required
mitigative measures,particularly to Kuakini Highway and projects' access point(s) to our
facilities, should be identified.
2. The developer should be responsible for those required transportation improvements
attributable to his project; and for his prorata share of required regional roadway
improvements. This should be made a condition of the zoning approval.
3. The long range transportation plan for the island of Hawaii includes the widening of
Kuakini Highway. The applicant should be required to coordinate setback and right-of-way
requirements with our Highways Division.
•
EXHIBIT
11ii 48
r
•
Ms. Virginia Goldstein STP 8.7583
Page 2
October 8, 1996
We appreciate the opportunity to provide comments.
Very truly yours,
2Y,C,14,1„,A/( 62A,LAcS'D
KAZU HAYASHIDA
rDirector of Transportation
•
t
WILLIAM L. MOORE PLANNING
- 159 HALAI STREET
HILO,HAWAII 96720
(808)935-0311/Fax(808)934-0162
November 7, 1996
o ;"'D
Kazu
Kazu Hayashida
Director
State of Hawaii
Department of Transportation •
869 Punchbowl Street
Honolulu, Hawaii 96813-5097
Dear Mr. Hayashida: -�
Subject: SLU Boundary Amendment Application(SLU 96-7)
Change of Zone Application(REZ 96-17)
Towne Development of Hawaii, Inc.
Tax Map Key: 7-7-08: 30 and 96
This is to acknowledge receipt of you Letter of October 8, 1996 to the Planning Director
regarding the subject State Land Use Boundary Amendment and Change of Zone Applications.
For your information, the proposed project is intended to be integrated into the adjacent Keauhou
View Estates Subdivision(TMK: 7-7-08: 11). Accordingly, no direct access to any State or
County Highways are proposed as part of this approximately 30 unit project.
As conditions of approval of the Keauhou View Estates Subdivision, the developer is required to
develop an overall circulation plan meeting with the approval of the County and which shall
identify the location of major roadway systems within the subject area and stubouts to adjacent
properties. We fully expect that a similar condition will be required for this development,
ensuring the beginning of the identification of an integrated roadway network through this portion
of Kona.
With respect to your request for a Traffic Impact Analyses Report (TIAR), the proposed project
area is limited to approximately thirty(30)lots without any direct access to a State or County
Highway. Consequently, a TIAR was not prepared as part of these applications. However,
should a TIAR be required in order to design any intersection improvements required as part of
the overall Keauhou View Estates Subdivision, we will be willing to comply.
EXHIBIT
•
Kazu Hayashida, Director
November 7, 1996
Page No. 2 •
•
Please be informed that the developer, Towne Development of Hawaii, Inc. is willing to address
its pro rata share on the project's regional roadway impacts through the payment of its fair share
contribution for roads. Accordingly, we have no objections to the County's condition requiring
that the applicant make a fair share contribution to mitigate potential regional impacts of the
subject area.
The applicant does not have any objections to setting aside future road right-of-way areas as
identified on the County Zone Maps or other adopted plans.
Thank you for you comments on this matter. Please call me or Christopher Lau, President of
Towne Development of Hawaii, Inc. at (808) 537-5976 if you have any questions on this matter.
Sincerely,
WaDIMA U/63te
William L. Moore
cc: Planning Department
Towne Development of Hawaii, Inc.
-'MAY•`'•.
Wayne G.Carvalho
• . Police Chief
:(, � , !
/
Stephen K.Yamashiro _ I'
Mayor James S.Correa
••� . • ..- Deputy Police Chief
of
CP
aIIli2Cfg of zC 2Itt C,•
POLICE DEPARTMENT vs3en
349 Kapiolani Street • Hilo,Hawaii %720-3998
(808)935-3311 • Fax(808)961-2702
July 22, 1996 •
TO : VIRGINIA GOLDSTEIN, PLANNING DIRECTOR
FROM •
AkiZN E G. CARVALHO, POLICE CHIEF
SUBJECT : STATE LAND USE BOUNDARY AMENDMENT APPLICATION
(SLU 96-7)
REQUEST: AGRICULTURAL TO URBAN
CHANGE OF ZONE APPLICATION (REZ 96-17)
REQUEST: UNPLANNED TO RS-15
APPLICANT: TOWNE DEVELOPMENT OF HAWAII, INC.
TAX MAP KEY: 7-7-8 :30 AND 96
We have reviewed the State Land Use Boundary Amendment and
Change of Zone applications and choose to reserve our comments
until detailed ingress/egress street designs are submitted,
including information on the following:
1. The number and locations of interchanges proposed on
Kuakini Highway and the proposed Alii Highway within the
vicinity of the Keauhou View Estates;
2. The configurations and operations of the frontage road
system along Kuakini Highway and the proposed Alii Highway
in the vicinity of the project site; and
3 . Specific traffic impacts and access requirements for the
project site.
The additional 30 proposed lots for this project could increase
the proposed lots to 404 . A project of this size will have a
direct impact on present traffic conditions on Kuakini Highway
and police services in the area.
Thank you for soliciting our comments on this project.
We await the proposed plans before commenting further .
;
HWH: lk EXHIBIT �1 "CS
N
i
•
WILLIAM L. MooRE PLANNING
159 HALAI STREET
HILo,Hawaii 96720
(808)935-0311/Fax(808)934-0162
cP
September 2, 1996
Wayne Carvalho, Police Chief
County of Hawaii
Police Department
349 Kapiolani Street
Hilo, Hawaii 96720-3998
Dear Mr. Carvalho:
Subject: SLU Boundary Amendment Application(SLU 96-7)
Change of Zone Application(REZ 96-17)
Towne Development of Hawaii, Inc.
Tax Map Key: 7-7-08: 30 and 96
This is to acknowledge receipt of you memorandum of July 22, 1996 to the Planning Director
regarding the subject State Land Use Boundary Amendment and Change of Zone Applications,
and more specifically, requesting information on the roadway network for this project and the
adjacent Keauhou View Estates.
Please be informed that condition of approval No. C of Ordinance 96-60, for the Keauhou View
Estates project, requires that the applicant shall prepare an overall roadway circulation plan for
the entire development of the subject property for review and approval by the director, prior the
granting of final subdivision approval for any residential lot with the subject property. The
circulation plan shall identify the location of the major roadway systems within the subject
property and all stub-outs to properties abutting the north and south boundaries of the subject
property.
In that the proposed development will be integrated with the Keauhou View Estates roadway
network, we expect a similar condition to be placed on this development. In this way, we can
work with the County to ensure that a roadway network is developed that addresses the
circulation requirements for this region in a manner commensurate with the impacts of this
project.
•
We will work with the Planning Department and the Department of Public Works to ensure your
Department is kept informed during the preparation and approval of the circulation network.
EXHIBIT
e9 -
a
i
•
Police Department
September 2, 1996
Page No. 2
Thank you for you comments on this matter. Please call me or Christopher Lau, President of
Towne Development of Hawaii, Inc. at (808) 537-5976 if you have any questions on this matter.
Sincerely,
ititlho, 1A,40,&_
William L. Moore
cc: Planning Department
Towne Development of Hawaii, Inc.
Steven Menezes, Menezes, Tsukazaki Yeh&Moore
)(Autid erTli
Towne Development of Hawaii, Inc.
State Land Use Boundary Amendment
(15 acres or Less)
Agricultural to Urban
Pahoehoe 3rd, North Kona, Hawaii Island
TMK: 7-7-08: 30 and 96
June 1996
Attachment to C-65/Bill 21
G- 6S 0301 a-1)
p •
WILLIAM L. MOORE PLANNING
159 HALAI STREET
HILO,HAWAII 96720
(808)935-0311/Fax(808)934-0162
June 18, 1996
Virginia Goldstein, Director
Hawaii County Planning Department
25 Aupuni Street
Hilo, Hawaii 96720
Dear Ms. Goldstein:
Subject: Change of Zone Application
Towne Development of Hawaii, Inc.
TMK: 7-7-08: 30 and 96
Towne Development of Hawaii, Inc., is requesting a change of zone to Single Family
Residential 15,000 square foot (RS-15) for approximately 14.013 acres of land to allow for
development of a residential subdivision. The subject area is immediately adjacent to Towne's
proposed Keauhou View Estates subdivision which is situated on TMK: 7-7-08: 11. The
subject area is presently zoned Uplanned by the County.
A State Land Use Boundary Amendment Petition, seeking to amend the State Land Use
Agricultural District to an Urban classification, is being filed concurrently with this
application. The subject area is within the Special Management Area (SMA). The SMA Use
Permit requirements will be complied with, as appropriate.
To meet the submittal requirements for this Change of Zone application, enclosed are the
following:
1. Original and nineteen copies of the Change of Zone Application, including:
a) Completed application form and appropriate questionnaire,
b) Location map, and
c) Conceptual Development Plan
2. List of allow owners of record of properties within 300 feet of the project
boundaries.
3. One full sized copy of the Conceptual Development Plan,
f S
Virgina Goldstein
June 18, 1996
Page No. 2
4. One full size copy of the proposed zoning plan with legal description of the
property in map and written form by metes and bounds, as certified by a
licensed surveyor.
5. One copy of"An Archaeological Inventory Survey Including Subsurface Testing
for a Portion of Ahupua'a of Pahoehoe 3rd, Located at TMK: 7-7-08: 30 and
Adjacent TMK: 7-7-08: 96, North Kona District, Island of Hawaii";
Archaeological Consultants of the Pacific, Inc.; June, 1996.
6. One copy of"Biological Reconnaissance - Parcels 7-7-08: 30 and 96, Laaloa,
North Kona", Hawaii; Ron Terry, Ph.D.; May 1996
7. Letters from Taiyo Hawaii Company Ltd. and Karen Kobayashi and Katherine
Staton authorizing Towne Development of Hawaii, Inc. to rezone/reclassify the
subject property.
8. Letter from Towne Development of Hawaii, Inc. appointing William L. Moore
as its agent to sign all documents necessary to file and process the applications
to rezone/reclassify the subject property.
9. A check in the amount of$100 for the filing fee.
Should you have any questions about the information provided with this application, please do
call me or Mr. Christopher L. Lau, President of Towne Development of Hawaii, Inc. at 537-
5976.
Sincerely,
Wakiktt- ts nel'e
William L. Moore
Enclosures
xc: Christopher L. Lau
Stephen Menezes
•
COUNTY OF HAWAII PLANNING DEPARTMENT
APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT
(15 ACRES OR LESS)
APPLICANT: Towne Development,of Hawaii, Inc.
APPLICANT'S SIGNATURE: WJ&) t-VVllt r"'-'
MAILING ADDRESS: 220 South King Street, Suite 680
Honolulu, Hawaii 96813
TELEPHONE: (BUS) (808) 537-5976 (HOME)
LANDOWNER: Taiyo Hawaii Company, Ltd and Karen Kobayashi/Katherine Staton
LANDOWNERS SIGNATURE: See Attached
TAX MAP KEY: 7-7-08: 30 and 96
LAND AREA: 14.013 acres
CURRENT STATE LAND USE DISTRICT CLASSIFICATION: Agricultural
REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Urban
THE APPLICANT SHALL SUBMIT THE FOLLOWING:
A. Non-refundable filing and processing fee of two hundred dollars.
B. Original and fifteen copies of:
1. Application form.
2. Location map.
3. Preliminary site plan, drawn to scale, with all existing and proposed structures and
improvements shown thereon.
4. Reasons for the requested change and written description of the property and proposed
development, including but not limited to:
a. The extent to which the proposed reclassification conforms to the applicable goals,
policies, standards, and courses of action of the General Plan and implementing
ordinances, plans and documents; and
b. The extent to which the proposed reclassification conforms to the applicable district
standards.
C. A minimum of 2-foot by 3-foot presentation map requested under B.3, above.
0400a
PD 2/26/87
•
TOWNE DEVELOPMENT OF HAWAII, INC.
CHANGE OF ZONE APPLICATION
Unplanned (U) to Single Family Residential - 15,000 square foot (RS-15)
STATE LAND USE BOUNDARY AMENDMENT (15 Acres or Less)
State Land Use Agricultural to Urban
Tax Map Key: 7-7-08: 30 and 96
Pahoehoe 3rd, North Kona, Hawaii Island
BACKGROUND
The applicant, Towne Development of Hawaii, Inc. (Towne) is requesting a Change of
Zone for approximately 14.013 acres of land from Unplanned (U) to Residential 15,000
square foot (RS-15) zoned district. It is also seeking to reclassify the subject area from
the existing State Land Use Agricultural District to Urban.
The proposed project area is bounded by Kuakini Highway on the east and the Great
Wall of Kuakini on the west. It is adjacent to the northwest boundary of White Sands
Beach Estates and approximately 1/2 mile from Kahaluu Bay. Kailua Village is situated
approximately 3.5 miles to the north. It is situated in the ahupuaa of Pahoehoe 3rd,
North Kona, Hawaii Island.
PROPOSED DEVELOPMENT
1. The applicant is proposing to develop the subject area with approximately thirty
(30) 15,000 square foot single family residential lots.
2. The area is immediately adjacent to the proposed Keauhou View Estates
subdivision (TMK: 7-7-08: 11) which Towne is in the process of acquiring. This
area was originally zoned for Single Family Residential uses in 1983. Towne
subsequently requested an amendment to the conditions of approval of this
rezoning which was approved by the County on May 22, 1996.
3. The subject area is proposed to be incorporated into this residential subdivision,
whereby the road system would be extended to provide access for the proposed
lots. The proposed 15,000 square foot residential zoning is consistent with the
existing zoning of the adjacent lands on the south, mauka (east) of the proposed
Alii Highway.
4. The proposed subdivision would include underground utilities and roadways
meeting with the approval of the Department of Public Works.
1
5. Access will be from the applicant's adjacent proposed Keauhou View Estates
subdivision. All conditions relating to access, including provision of an
alternative access to Alii Drive shall be provided prior to subdivision approval.
APPLICANT'S STATEMENT
6. In support of this application, the applicant submitted the following: (See
attached statement.)
STATE AND COUNTY PLANNING
7. The State Land Use District is Agriculture.
8. The General Plan Land Use Pattern Allocation Guide (LUPAG) map designates
the property as Urban Expansion.
9. The subject property is located within the County's Unplanned (U) zoned district.
10. The property is within the County's Special Management Area. Accordingly,
compliance with Rule 9 of the Planning Commission relating to the SMA will be
required prior to commencement of any development of the subject area.
DESCRIPTION OF THE PROPERTY AND SURROUNDING AREA
11. The 14.013 acre site is presently used for marginal grazing and is overgrown
with vegetation.
12. The project site is situated on the leeward slopes of Hualalai which is a volcano
situated on the western coast of Hawaii Island. The project area is a long
narrow rectangular area extending 120 to 630 feet above mean sea level.
13. Slopes are moderately steep and fairly uniform, although small cliffs and rock
outcrops are also present. The slope of area ranges between 10 to more than
20 percent.
14. Annual rainfall varies along the elevational gradient from about 30 inches at the
lowest elevation to approximately 45 inches at Kuakini Highway.
15. Mean annual temperature is approximate 75 degrees Fahrenheit.
16. No rare, threatened or endangered species as listed by the U.S. Fish and
Wildlife Service are present on the parcel, nor are there any unique or valuable
wildlife habitats.
2
•
17. Four native plant species (none endemic)were observed within the project area:
koali, 'uhaloa, popolo and ilima. None were abundant. The history of
continuous disturbance (including decades of cattle grazing) coupled with the
lowland context indicated that the property has very little value in terms of
conserving native plant species.
18. The original vegetation of the project area was probably Lowland Dry Forest, but
the region has been extensively modified by the introduction of Western flora
and fauna and cattle grazing.
19. Current vegetation throughout the area is an open forest/shrub land dominate in
the tree/shrub layer by opiuma (Pithecellobium dulce), koa haole (Leucaena
leucocephala) and klu (Acacia farnesian), and in the understory by grasses,
primarily guinea grass (Panicum maximum).
20. In the upper portions of the parcels, guinea grass dominates with little possibility
for understory plans, although Sida. sop and air-plant (Kalanchoe pinnata) are
present in scattered openings. Several vines, notably balsam pear (Momordia
charantia) and hedgehop gourd (Cucumis dipsaceus), are present.
21. The number of common alien species in the vegetation increases at lower
elevations due to both decreasing rainfall and the pahoehoe lava type. In this
more open vegetation, lantana (Lantana camara), spiney amaranth (Amaranthus
spinosus), 'uhaloa (Waitheria indica), false mallow (Malvastrum
coromandelieum), and Sida. sop are common. Kiawe (Prosopis pallida) and klu
are co-dominant with opiuma and koa haole in the lower portion.
22. No native fauna was observed on the site. Native fauna in such disturbed
lowland habitats is not abundant. No forest bird species are associated with
these areas because of their low elevation. The two Hawaiian raptors, the
Hawaiian hawk or 'io (Buteo solitarius), and the Hawaiian owl or pueo (Asio
flammeus sandwichensis), probably make some use of the area. Although the
hawk is an endangered species, the subject property is not considered part of its
essential habitat.
23. The only have Hawaiian land mammal, the Hawaiian hoary bat (Lasiurus
cienereus semotus), may also be present in the area, as it is common in many
lowland forest areas on the island. As with the hawk, however, the project area
would not be expected to represent essential habitat for the species.
24. Feral cats (Felis catus), rats (Rattus spp.) And mice (Mus musculus domesticus)
area also likely to inhabit or utilize the subject area.
3
I
25. An archaeological inventory survey, including subsurface testing was conducted
by Archaeological Consultants of the Pacific, Inc. (ACPI). A 100 percent surface
survey of the project area was undertaken.
26. A total of eleven (11) sites were identified which were composed of a total of
fifteen (15) features. In addition to the above sites, seven (7) previously
recorded sites were identified. Six (6) were walls constructed of stacked
boulders and cobbles (including the Great Wall of Kuakini), while one site was
an agricultural complex composed of fifteen (15) features.
27. Ten (10) of the features were tested for subsurface cultural deposits. Only the
three blister calved yielded cultural remains. All other test units and shovel test
pits were barren of cultural remains. All mounts and possible platforms were
determined to likely be agricultural clearance mounds. The presence of midden
and artifactual remains in the blister caves suggest that these caves were
utilized as temporary shelters. The lack of features such as living floors, hearths
and platforms suggest that the blister caves were not utilized for permanent
habitation.
28. The archaeological evidence suggests that this area may have been marginally
utilized for limited agricultural production (primarily sweet potato, dryland taro
and possibly yam). Agricultural production in this zone of the Kona field system
likely did not contribute substantially to subsistence demand in comparison to
more productive zones located further inland and at higher elevations where
increased precipitation levels allowed more intensive agricultural exploitation.
29. No habitation structure remains, burial sites, lava tubes or religious monuments
and features were located on the subject property.
30. Based on the inventory survey and subsequent testing, all of the newly identified
sites were found by ACPI to be no longer significant according to review criteria
established pursuant to State and Federal policies and regulations. All
previously recorded sites which were identified during current investigations,
with the exception of the Great Wall of Kuakini, have also been determined to be
no longer significant according to State of Hawaii and Federal policies by other
consulting agencies. The Great Wall of Kuakini is associated with Governor
Kuakini who ordered its construction in the mid-19th century and has been
recommended for inclusion into the National Register of Historic Places.
31. ACPI concluded that adequate information has been collected from historic
resources located on the subject property following this inventory survey such
that additional data recovery is unnecessary in light of (1) previous research
4
i
•
conducted which details the Kona field system, (2) previous compliance
archaeology which detailed adjacent properties, (3) the lack of historic resources
located on the subject property which would require additional data recovery or
preservation, and (4) the information collected during inventory survey and
subsurface testing of the subject area. The only exception is the Great Wall of
Kuakini. ACPI recommends that any potentially damaging activity to the portion
of the site bordering the subject property be avoided. Preservation of this site
has been previously recommended.
32. According to the U.S.D.A., Soil Conservation Service's Soil Survey, soils on the
subject parcel consist of Punaluu and Kaimu series.
33. The Kaimu soils, which occupy the upper third of the subject area consist of dark
brown extremely stony peat about 3-inches thick over fragmented a'a.
Permeability is rapid, runoff is slow and the erosion hazard is slight. The soil
capability subclass of these soils is VII.
34. The lower portion of the subject area consists of the Punaluu soils which are thin
organic soils over pahoehoe lava bedrock. Rock outcrops occupy 40-50 percent
of the surface. Surface soil layers are typically dark to black peat approximate
10 centimeters deep overlaying pahoehoe bedrock. The peat is rapidly
permeable while the pahoehoe is very slowly permeable with the exception of
cracked areas in which water moves rapidly. Runoff is slow and the erosion
hazard is slight. The soil capability subclass is VII.
35. The Land Study Bureau's Overall Master Productivity Rating system classifies
the soils of the mauka (eastern) portion of the subject area as "D" or poor while
the makai portions are classified as "E" or very poor.
36. The mauka (eastern) portion of the subject area is designed as "other important
agricultural land" by the Agricultural Lands of Importance to Hawaii. These
lands include lands other than "prime" or"unique" agricultural lands that is also
of statewide or local importance for agricultural use.
37. There are no known streams or drainage ways within the project area. The
Flood Insurance Rate Map (FIRM) classifies the subject property as Zone "X"
(areas determined to be outside the 500-year flood plain). The Kaumalumalu
floodway is situated to the north of the subject area.
38. Adjacent to the property is Towne's proposed Keauhou View Estates subdivision
which is proposed to be developed in accordance with the requirements of
Ordinance No. 96-60. This area is within the State Land Use Urban district and
is zoned for Single Family Residential-7,500 square foot (RS-7.5) and 15,000
square foot (RS-15) uses.
5
R
39. The White Sands Estates Subdivision is situated makai of the project area. This
area is zoned for Single Family Residential uses as is the area along Alii Drive.
The Keauhou resort area is situated approximately 1/2 mile to the south.
40. The area immediately to the north is zoned for Multiple Family Residential-3,500
square foot (RM-3.5) and Single Family Residential 7,500 square foot (RS-7.5).
This area was rezoned in 1994 by Ordinance No. 94-124.
PUBLIC FACILITIES AND UTILITIES
41. Access to the subject area will be via subdivision roadways from the adjacent
Keauhou View Estates Subdivision. Conditions of approval for this development
require that a new access, other than by way of Alii Drive be provided prior to
final subdivision approval of any lot. It also requires the development of an
overall roadway circulation plan meeting with the approval of the County and
which shall identify the location of major roadway systems within the subject
area and stubouts to adjacent properties.
42. Wastewater disposal will be available via the County's Kealakehe Wastewater
Treatment facility. An 8-inch sewer line is in the process of being installed along
Alii Drive. The anticipated availability of sewer service in this area will be upon
completion of the Magic Sands sewer pump station which is scheduled for
completion in 1998.
43. Water service is available to the subject area from existing 12-inch and 24-inch
waterlines along Kuakini Highway.
44. Police and fire protection are available from the Kealakehe Station and Kailua-
Kona Station respectively.
6
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LOCATION MAP
Towne Development of Hawaii, Inc.
Proposed Change of Zone(U to RS-15) and
State Land Use Boundary Amendment(Agricultural to Urban)
Pahoehoe 3rd,North Kona, Hawaii Island
TMK: 7-7-08: 30 and 96
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TOWNE DEVELOPMENT
Irn Okahara 60. EIN00.*ORAwINGS 'NO. .71 NNI ON
A REVISIeN s
l>1 1 8 1 REZONING EXHIBIT Associates Inc.
. 4,.. TMK 7:7:08 30 AND 96
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CONSULTING ENGINEERS - A
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JUNE 17, 1996 200 SENDLA STREET *000 NNITZ PIIN SURE 2I2 A
MO MIN 06220 NENOLLILU 00000 NSW A
____, 4. , •
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STATE LAND USE BOUNDARY AMENDMENT (15 Acres or Less)
APPLICANT'S STATEMENT: Towne Development of Hawaii, Inc.
State Land Use Agricultural to Urban
Tax Map Key: 7-7-08: 30 and 96
Pahoehoe 3rd, North Kona, Hawaii Island
Project Description and Ownership
The applicant, Towne Development of Hawaii, Inc. (Towne) is proposing to develop a
residential subdivision within the project area. Towne is a wholly owned subsidiary of
Towne Realty, Inc. which is based in Milwaukee, Wisconsin. Towne has been
developing property in Hawaii since the 1970's and has been involved in developing
properties on Hawaii island since the mid 1980's. Projects include The Shores at
Waikoloa, Bay Club at Waikoloa, Sunset Ridge at Waikoloa and the Elima Lani
apartment project in Waikoloa Village.
A portion of the project site (TMK: 7-7-08: 30) is presently owned by Taiyo Hawaii
Company, Ltd. Towne has entered into an agreement with Taiyo to purchase this
property. The remainder of the project site (TMK: 7-7-08: 96) is owned by the
Kobayashi family. Towne has entered into an agreement with the Kobayashi's to
rezoned and develop this area for residential purposes. The Kobayashi family would
then retain a portion of the improved project site.
Towne is proposing to develop the subject area for residential purposes. The project
area is adjacent to and will be incorporated as part of Towne's proposed Keauhou View
Estates subdivision (TMK: 7-7-08: 11.) A total of approximately thirty (30) 15,000
square foot lots will be developed as a result of this action. This is in addition to the
existing Keauhou Estates Subdivision area which will be developed with up to 374 RS-
7.5 and RS-15 lots.
The residential development is proposed to be targeted to residents of the Kailua-Kona
area and will be priced consistent with adjacent developments. These lots are currently
expected to be sold between $100,000 and $150,000, depending on the views and
amenities.
The proposed subdivision would include underground utilities and roadways meeting
with the approval of the Department of Public Works. Access will be from the
applicant's adjacent proposed Keauhou View Estates subdivision. All conditions
relating to access, including provision of an alternative access to Alii Drive shall be
provided prior to subdivision approval.
Planning and engineering work for the proposed residential subdivision is proposed to
commence upon approval of this request. Depending on market conditions, residential
products should be available for purchase by in 1998.
1
I
Q
JUSTIFICATION
The applicant believes the proposed reclassification of land from the State Land Use
Agricultural to the Urban land use district is consistent with the Hawaii County General
Plan and the applicable State Land Use Urban District Standards.
Consistency with the Hawaii County General Plan
The General Plan Land Use Pattern Allocation Guide map designates the subject area
for Urban Expansion. Such designation allows for a mix of high density, medium
density, low density, industrial and/or open designation in areas where new settlements
may be desirable, but where the specific settlement pattern and mix of uses have not
yet been determined.
The General Plan Support Document's Land Use Element further identifies the Kailua-
Keauhou area as an "Urban Center" for the North Kona District. The subject area falls
within this area.
The applicant believes the proposed change of zone would be consistent with the
General Plan Housing goals of providing a variety of housing choices as well as
attaining a diversity of socio-economic housing mix within the Kailua to Keauhou area.
By allowing the proposed development, the following Housing goals of the General
Plan may be attained:
o Maintain a housing supply which allows a variety of choice.
o Improve and maintain the quality and affordability of the existing housing
stock.
o The County shall encourage a volume of construction and rehabilitation of
housing sufficient to meet growth needs and correct existing deficiencies.
The applicant believes that the proposed development is consistent with the Single
Family Residential Element which states:
o Designate and allocate land uses in appropriate proportions and mix in
keeping with the social, cultural and physical environments of the County.
o To maximize choices of single-family residential lots and/or housing for
residents of the County.
o To ensure compatible uses within and adjacent to single-family residential
zoned areas.
o To provide single-family residential areas conveniently located to public
and private services, shopping, other community activities and convenient
access to employment centers.
o The County shall designate and allocate single-family residential zoned
lands at varying densities for future use in accordance with the needs of
the communities and stated goals, policies, and standards.
o Areas shall have basic improvements and amenities necessary for
2
i `
immediate use.
o Areas shall be limited to low-density and medium density residential uses.
The Single Family Residential Courses of Action for the North Kona District "shall
encourage the concentration of residential structures to avoid strip residential
development."
The applicant believes the project is conveniently located to schools, recreation,
commercial areas, and employment centers. The proposed is an area that is targeted
for residential development by the County. The areas immediately to the north and
south have been zoned for residential uses. It is within close proximity of the Keauhou
Major Resort Destination Area as well as the Kailua-Kona urban area. All essential
utilities are or will be available to the subject property.
The applicant recognizes its development will impact regional infrastructure facilities
and improvements, including roads, parks, police and fire facilities and solid waste
disposal. Therefore, it is willing to pay its "fair share" towards these facilities in
accordance with current County policies.
A portion of the subject property is identified as "Other Important Agricultural Lands" by
the Department of Agriculture's ALISH maps. These lands are classified by the Land
Study Bureau's Overall Master Productively Rating System as "C" or poor. The area is
presently used as marginal grazing for cattle. However, because of the poor soils and
low rainfall, the agricultural productivity is very poor. Furthermore, these lands have
been identified for Urban Expansion by the General Plan's LUPAG map. Therefore, the
applicant believes the proposed zoning will not result in a loss of a valuable agricultural
resource. Furthermore, the long term conversion of these land to urban uses will not
significantly reduce the overall productivity of the Island's and State's agricultural
industry.
Consistency with State Land Use Law
The applicant believes the proposed reclassification is consistent with the State's land
use law, Chapter 205, Hawaii Revised Statutes (HRS). Section 205-2(a) (1), HRS
provides that urban district shall include lands which were in urban use at the time of
the statute's enactment and "...a sufficient reserve area for foreseeable urban
growth...". The subject area is a portion of the Kailua to Keauhou area which has been
identified as a major urban center by the Hawaii County General Plan. The proposed
reclassification is in keeping with the overall pattern of current and proposed growth.
The subject area can be characterized by "city-like" concentrations of people,
structures, streets, urban level of services, and other related uses. The subject area is
immediate adjacent to areas which have been zoned for multiple-family and single
family residential uses.
3
The subject area is within 1/2 mile of the Keauhou Major Resort Destination Area which
is a major employment center in the North Kona District. It is also in close proximity to
the Kailua-Kona area which is regional service center for the West Hawaii area.
The project area and surrounding lands are well served by basic infrastructure and
governmental services. A new sewer line is presently under construction and the
County is proceeding with the planning and design for the Alii Highway improvements.
Other necessary utilities are available to the project area, including water, electricity,
telephone and cable television.
The project area is surrounded by existing SLU Urban classified lands, including the
areas immediately to the north and south. Other urban areas include the residential
areas along Alii Drive and the Keauhou Resort Destination Area to the south.
The project area is reasonable free from environmental hazards such as flooding,
unstable soil and other adverse environment effects. Portions of the project area are
relatively steep, exceeding 20 percent in slope in some areas. However, it is similar in
character to the surrounding areas and will be developed consistent with applicable
regulations and requirements.
4
\ C971
i(tet
Towne Development of Hawaii, Inc.
Change of Zone Application
Unplanned (U) to Single Family Residential (RS-15)
Pahoehoe 3rd, North Kona, Hawaii Island
TMK: 7-7-08: 30 and 96
June 1996
Attachment to C-65/Bill 22
C- la S CO, 1/ aa\)
4
WILLIAM L. MOORE PLANNING
159 HALAI STREET
HILO,HAWAII 96720
(808)935-0311/Fax(808)934-0162
June 18, 1996
Virginia Goldstein, Director
Hawaii County Planning Department
25 Aupuni Street
Hilo, Hawaii 96720
Dear Ms. Goldstein:
Subject: State Land Use Boundary Amendment Application
Towne Development of Hawaii, Inc.
TMK: 7-7-08: 30 and 96
Towne Development of Hawaii, Inc., is requesting to amend the State Land Use District
Boundary from Agricultural to Urban. The subject area is approximately 14.013 acres is size
and is immediately adjacent to Towne's proposed Keauhou View Estates subdivision which is
situated on TMK: 7-7-08: 11.
A Change of Zone Application, seeking to rezone the subject area from Unplanned (U) to
Single Family Residential 15,000 square foot (RS-15) zoned district, is being filed
concurrently with this application. The subject area is within the Special Management Area
(SMA). The SMA Use Permit requirements will be complied with, as appropriate.
To meet the submittal requirements for State Land Use Boundary Amendment application,
enclosed are the following:
1. Original and nineteen copies of the State Land Use Boundary Amendment
Application, including:
a) Completed application form,
b) Location map, and
c) Conceptual Development Plan
d) Project description and reasons for the requested change
2. List of allow owners of record of properties within 300 feet of the project
boundaries.
3. One copy of the full-sized plans
6
Virgina Goldstein
June 18, 1996
Page No. 2
4. One copy of"An Archaeological Inventory Survey Including Subsurface Testing
for a Portion of Ahupua'a of Pahoehoe 3rd, Located at TMK: 7-7-08: 30 and
Adjacent TMK: 7-7-08: 96, North Kona District, Island of Hawaii";
Archaeological Consultants of the Pacific, Inc.; June, 1996.
5. One copy of "Biological Reconnaissance - Parcels 7-7-08: 30 and 96, Laaloa,
North Kona", Hawaii; Ron Terry, Ph.D.; May 1996
6. Letters from Taiyo Hawaii Company Ltd. and Karen Kobayashi and Katherine
Staton authorizing Towne Development of Hawaii, Inc. to rezone/reclassify the
subject property.
7. Letter from Towne Development of Hawaii, Inc. appointing William L. Moore
as its agent to sign all documents necessary to file and process the applications
to rezone/reclassify the subject property.
8. A check in the amount of$200 for the filing fee.
Should you have any questions about the information provided with this application, please do
call me or Mr. Christopher L. Lau, President of Towne Development of Hawaii, Inc. at 537-
5976.
Sincerely,
Lai 0/6ii\C2-
William L. Moore
Enclosures
xc: Christopher L. Lau
Stephen Menezes
I El
APPLICATION FOR CHANGE OF ZONE
COUNTY OF HAWAII
PLANNING DEPARTMENT
APPLICANT: Towne Development of Hawaii, Inc. q�
APPLICANT'S SIGNATURE: I14-Y L6
hpChristopher L.Lau,President
ADDRESS: 220 South King Street, Suite 680
Honolulu, Hawaii 96813
LIST APPLICANT'S INTEREST IF NOT OWNER: Purchaser/Developer
LIST PRINCIPAL(S) INCLUDE NAMES OF MAIN OFFICERS: Christopher L. Lau,
President; Gerald Stein, Executive Vice President; Stephan J. Chevalier, Treasurer, James
B. Young, Vice President/Secretary
TELEPHONE-BUSINESS: (808) 537-5976 FACSIMILE: (808) 523-1095
REQUEST: Unplanned TO Residential-15,000 Square Feet (RS-15)
(Existing Zoning) (Proposed Zoning)
TAX MAP KEY: 7-7-08: 30 and 96
AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 14.013 Acres
LANDOWNER(S): Taiyo Hawaii Company, Ltd. and Karen Kobayashi/Katherine Staton
OWNER'S SIGNATURE: See attached DATE:
(May be by letter)
AGENT: William L. Moore Stephen Menezes
ADDRESS: William L. Moore Planning Menezes Tsukazaki Yeh & Moore
159 Halai Street 100 Pauahi Street, Suite 204
Hilo, Hawaii 96720 Hilo, Hawaii 96720
TELEPHONE-BUSINESS: (808) 935-0311 FACSIMILE: (808) 934-0162
Please indicate to whom original correspondence should be sent.
ORIGINAL: Christopher Lau COPIES: William L. Moore and Stephen Menezes
4
/4/
THIS CHANGE OF ZONE APPLICATION MUST BE ACCOMPANIED BY:
1 . 20 copies of the completed application form.
2 . 20 copies of a location map.
3 . 20 copies of a site plan drawn to scale with existing and
proposed uses (e.g. , structures, topography, proposed
subdivision) .
4. 20 copies of a detailed written explanation of the reasons
for requesting the change of zone. Please explain how the
requested change of zone would be consistent with the
goals, policies, and courses of action ( if applicable) of
the General Plan document . Also, please indicate
specifically which goals, policies, and courses of action
are involved. (Copies of the General Plan document are
available at public libraries and at the Hawaii County
Planning Department . )
5 . 20 copies of supporting information/documents
( i .e . , marketing analysis, traffic impact analysis report,
archaeological inventory survey, preliminary drainage
study, floral and faunal surveys) .
6 . 20 copies of appropriate Departmental Zoning Questionnaire.
7 . $100 .00 processing fee.
8. One copy of full-size ( 2 ' x 3 ' ) site plan drawn to scale
for presentation purposes. Site plan must include property
lines, existing/proposed structures and uses and reference
points such as roadways, shoreline, etc.
9 . Legal description of the property in map and written form
by metes and bounds as certified by a surveyor .
10 . List of tax map keys of surrounding property within 300
feet of the entire property boundaries. It is the
applicant ' s responsibility to obtain the most recent list
of landowners/long-term lessees from the Real Property Tax
Office upon being notified of the public hearing.
The submittal of an incomplete application will delay official
acceptance by the Department . Furthermore, additional information
may be requested by consulted agencies through the Department during
the course of the review process.
P.D. 5/91
1730q
-2-
•ATTACHMENT
Residential Rezoning
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
1. If your request is approved, do you intend to subdivide
the subject land in accordance with the approved change of zone? Yes
If yes, please answer the rest of question 1 and then to question 3.
a. How many acres of the requested area do you intend to subdivide? 14.013 Acres
b. Into what lot sizes? 15,000 s.f.
c. If your request is approved, approximately how long after
the date of approval do you expect to submit your subdivision
plans to the Planning Department for preliminary approval? Within 1 Year
d. Do you intend to build houses on the newly created lots? No
If yes, please answer the following questions:
On how many of those lots?
At what approximate prices range? House
Lots
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.
r
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, or c, please elaborate on the kind of plans the
other party has. Please, also, include in your answer approximately how soon
after approval of your rezoning do you expect to transfer the subject land to
another party.
3. Do you think that your request and your further plans for the land
will alleviate the local housing situation? Yes
How?
By providing additional residential lots for housing in the Kailua-Kona to Keauhou
region of the Island of Hawaii.
4. Are there any buildings on the subject area? No
If so, what kind?
What so you intend to do with those buildings if your request is approved?
-2-
•
5. Is the subject land currently being used for any agricultural activity? Yes
If so, please list the kinds of products grown and on how many
square feet or acres of land per product.
A portion of the subject area is being use for marginal cattle grazing.
6. To your knowledge, has there been any flooding and/or drainage
problem on the subject area? No
If so, please describe the problem?
7. Do you think that the roads leading to the subject area
needs improvement? Yes
If so, what kind?
Access to the project area will be provided through the Applicant's proposed
Keauhou View Estates subdivision (TMK: (3) 7-7-08: 11), which is immediately to
the north.
Is the road adequate for the proposed traffic volume or load? Yes
8. What sort of governmental assistance and/or improvements
do you feel will be needed in the subjects area when developed?
Yes No
a. Schools X
b. Roads X
c. Sewer X
d. Drainage X
e. Police Protection X
-3-
'b .
Yes No
f. Fire Protection X
g. Recreational Facilities X
h. Public Utilities X
I. Other X
For those checked"yes," please elaborate what type or kinds of improvements
and/or assistance are needed.
Signature: IA!I ` AO"
U1/—Christopher L.Lau,President
Address: Towne Development of Hawaii
220 South King Street, Suite 680
Honolulu, Hawaii 96813
Telephone: (808) 537-5976
Date: June 17, 1996
6337A/50A
P.D. 5/84
-4-
0
TOWNE DEVELOPMENT OF HAWAII, INC.
CHANGE OF ZONE APPLICATION
Unplanned (U) to Single Family Residential - 15,000 square foot (RS-15)
STATE LAND USE BOUNDARY AMENDMENT (15 Acres or Less)
State Land Use Agricultural to Urban
Tax Map Key: 7-7-08: 30 and 96
Pahoehoe 3rd, North Kona, Hawaii Island
BACKGROUND
The applicant, Towne Development of Hawaii, Inc. (Towne) is requesting a Change of
Zone for approximately 14.013 acres of land from Unplanned (U) to Residential 15,000
square foot (RS-15) zoned district. It is also seeking to reclassify the subject area from
the existing State Land Use Agricultural District to Urban.
The proposed project area is bounded by Kuakini Highway on the east and the Great
Wall of Kuakini on the west. It is adjacent to the northwest boundary of White Sands
Beach Estates and approximately 1/2 mile from Kahaluu Bay. Kailua Village is situated
approximately 3.5 miles to the north. It is situated in the ahupuaa of Pahoehoe 3rd,
North Kona, Hawaii Island.
PROPOSED DEVELOPMENT
1. The applicant is proposing to develop the subject area with approximately thirty
(30) 15,000 square foot single family residential lots.
2. The area is immediately adjacent to the proposed Keauhou View Estates
subdivision (TMK: 7-7-08: 11) which Towne is in the process of acquiring. This
area was originally zoned for Single Family Residential uses in 1983. Towne
subsequently requested an amendment to the conditions of approval of this
rezoning which was approved by the County on May 22, 1996.
3. The subject area is proposed to be incorporated into this residential subdivision,
whereby the road system would be extended to provide access for the proposed
lots. The proposed 15,000 square foot residential zoning is consistent with the
existing zoning of the adjacent lands on the south, mauka (east) of the proposed
Alii Highway.
4. The proposed subdivision would include underground utilities and roadways
meeting with the approval of the Department of Public Works.
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5. Access will be from the applicant's adjacent proposed Keauhou View Estates
subdivision. All conditions relating to access, including provision of an
alternative access to Alii Drive shall be provided prior to subdivision approval.
APPLICANT'S STATEMENT
6. In support of this application, the applicant submitted the following: (See
attached statement.)
STATE AND COUNTY PLANNING
7. The State Land Use District is Agriculture.
8. The General Plan Land Use Pattern Allocation Guide (LUPAG) map designates
the property as Urban Expansion.
9. The subject property is located within the County's Unplanned (U) zoned district.
10. The property is within the County's Special Management Area. Accordingly,
compliance with Rule 9 of the Planning Commission relating to the SMA will be
required prior to commencement of any development of the subject area.
DESCRIPTION OF THE PROPERTY AND SURROUNDING AREA
11. The 14.013 acre site is presently used for marginal grazing and is overgrown
with vegetation.
12. The project site is situated on the leeward slopes of Hualalai which is a volcano
situated on the western coast of Hawaii Island. The project area is a long
narrow rectangular area extending 120 to 630 feet above mean sea level.
13. Slopes are moderately steep and fairly uniform, although small cliffs and rock
outcrops are also present. The slope of area ranges between 10 to more than
20 percent.
14. Annual rainfall varies along the elevational gradient from about 30 inches at the
lowest elevation to approximately 45 inches at Kuakini Highway.
15. Mean annual temperature is approximate 75 degrees Fahrenheit.
16. No rare, threatened or endangered species as listed by the U.S. Fish and
Wildlife Service are present on the parcel, nor are there any unique or valuable
wildlife habitats.
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17. Four native plant species (none endemic) were observed within the project area:
koali, `uhaloa, popolo and ilima. None were abundant. The history of
continuous disturbance (including decades of cattle grazing) coupled with the
lowland context indicated that the property has very little value in terms of
conserving native plant species.
18. The original vegetation of the project area was probably Lowland Dry Forest, but
the region has been extensively modified by the introduction of Western flora
and fauna and cattle grazing.
19. Current vegetation throughout the area is an open forest/shrub land dominate in
the tree/shrub layer by opiuma (Pithecellobium dulce), koa haole (Leucaena
leucocephala) and klu (Acacia farnesian), and in the understory by grasses,
primarily guinea grass (Panicum maximum).
20. In the upper portions of the parcels, guinea grass dominates with little possibility
for understory plans, although Sida. spp and air-plant (Kalanchoe pinnata) are
present in scattered openings. Several vines, notably balsam pear (Momordia
charantia) and hedgehop gourd (Cucumis dipsaceus), are present.
21. The number of common alien species in the vegetation increases at lower
elevations due to both decreasing rainfall and the pahoehoe lava type. In this
more open vegetation, lantana (Lantana camara), spiney amaranth (Amaranthus
spinosus), `uhaloa (Waltheria indica), false mallow (Malvastrum
coromandelieum), and Sida. spp are common. Kiawe (Prosopis pallida) and klu
are co-dominant with opiuma and koa haole in the lower portion.
22. No native fauna was observed on the site. Native fauna in such disturbed
lowland habitats is not abundant. No forest bird species are associated with
these areas because of their low elevation. The two Hawaiian raptors, the
Hawaiian hawk or lo (Buteo solitarius), and the Hawaiian owl or pueo (Asio
flammeus sandwichensis), probably make some use of the area. Although the
hawk is an endangered species, the subject property is not considered part of its
essential habitat.
23. The only have Hawaiian land mammal, the Hawaiian hoary bat (Lasiurus
cienereus semotus), may also be present in the area, as it is common in many
lowland forest areas on the island. As with the hawk, however, the project area
would not be expected to represent essential habitat for the species.
24. Feral cats (Felis catus), rats (Rattus spp.) And mice (Mus musculus domesticus)
area also likely to inhabit or utilize the subject area.
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25. An archaeological inventory survey, including subsurface testing was conducted
by Archaeological Consultants of the Pacific, Inc. (ACPI). A 100 percent surface
survey of the project area was undertaken.
26. A total of eleven (11) sites were identified which were composed of a total of
fifteen (15) features. In addition to the above sites, seven (7) previously
recorded sites were identified. Six (6) were walls constructed of stacked
boulders and cobbles (including the Great Wall of Kuakini), while one site was
an agricultural complex composed of fifteen (15) features.
27. Ten (10) of the features were tested for subsurface cultural deposits. Only the
three blister calved yielded cultural remains. All other test units and shovel test
pits were barren of cultural remains. All mounts and possible platforms were
determined to likely be agricultural clearance mounds. The presence of midden
and artifactual remains in the blister caves suggest that these caves were
utilized as temporary shelters. The lack of features such as living floors, hearths
and platforms suggest that the blister caves were not utilized for permanent
habitation.
28. The archaeological evidence suggests that this area may have been marginally
utilized for limited agricultural production (primarily sweet potato, dryland taro
and possibly yam). Agricultural production in this zone of the Kona field system
likely did not contribute substantially to subsistence demand in comparison to
more productive zones located further inland and at higher elevations where
increased precipitation levels allowed more intensive agricultural exploitation.
29. No habitation structure remains, burial sites, lava tubes or religious monuments
and features were located on the subject property.
30. Based on the inventory survey and subsequent testing, all of the newly identified
sites were found by ACPI to be no longer significant according to review criteria
established pursuant to State and Federal policies and regulations. All
previously recorded sites which were identified during current investigations,
with the exception of the Great Wall of Kuakini, have also been determined to be
no longer significant according to State of Hawaii and Federal policies by other
consulting agencies. The Great Wall of Kuakini is associated with Governor
Kuakini who ordered its construction in the mid-19th century and has been
recommended for inclusion into the National Register of Historic Places.
31. ACPI concluded that adequate information has been collected from historic
resources located on the subject property following this inventory survey such
that additional data recovery is unnecessary in light of (1) previous research
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conducted which details the Kona field system, (2) previous compliance
archaeology which detailed adjacent properties, (3) the lack of historic resources
located on the subject property which would require additional data recovery or
preservation, and (4) the information collected during inventory survey and
subsurface testing of the subject area. The only exception is the Great Wall of
Kuakini. ACPI recommends that any potentially damaging activity to the portion
of the site bordering the subject property be avoided. Preservation of this site
has been previously recommended.
32. According to the U.S.D.A., Soil Conservation Service's Soil Survey, soils on the
subject parcel consist of Punaluu and Kaimu series.
33. The Kaimu soils, which occupy the upper third of the subject area consist of dark
brown extremely stony peat about 3-inches thick over fragmented a'a.
Permeability is rapid, runoff is slow and the erosion hazard is slight. The soil
capability subclass of these soils is VII.
34. The lower portion of the subject area consists of the Punaluu soils which are thin
organic soils over pahoehoe lava bedrock. Rock outcrops occupy 40-50 percent
of the surface. Surface soil layers are typically dark to black peat approximate
10 centimeters deep overlaying pahoehoe bedrock. The peat is rapidly
permeable while the pahoehoe is very slowly permeable with the exception of
cracked areas in which water moves rapidly. Runoff is slow and the erosion
hazard is slight. The soil capability subclass is VII.
35. The Land Study Bureau's Overall Master Productivity Rating system classifies
the soils of the mauka (eastern) portion of the subject area as "D" or poor while
the makai portions are classified as "E" or very poor.
36. The mauka (eastern) portion of the subject area is designed as "other important
agricultural land" by the Agricultural Lands of Importance to Hawaii. These
lands include lands other than "prime" or"unique" agricultural lands that is also
of statewide or local importance for agricultural use.
37. There are no known streams or drainage ways within the project area. The
Flood Insurance Rate Map (FIRM) classifies the subject property as Zone "X"
(areas determined to be outside the 500-year flood plain). The Kaumalumalu
floodway is situated to the north of the subject area.
38. Adjacent to the property is Towne's proposed Keauhou View Estates subdivision
which is proposed to be developed in accordance with the requirements of
Ordinance No. 96-60. This area is within the State Land Use Urban district and
is zoned for Single Family Residential-7,500 square foot (RS-7.5) and 15,000
square foot (RS-15) uses.
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39. The White Sands Estates Subdivision is situated makai of the project area. This
area is zoned for Single Family Residential uses as is the area along Alii Drive.
The Keauhou resort area is situated approximately 1/2 mile to the south.
40. The area immediately to the north is zoned for Multiple Family Residential-3,500
square foot (RM-3.5) and Single Family Residential 7,500 square foot (RS-7.5).
This area was rezoned in 1994 by Ordinance No. 94-124.
PUBLIC FACILITIES AND UTILITIES
41. Access to the subject area will be via subdivision roadways from the adjacent
Keauhou View Estates Subdivision. Conditions of approval for this development
require that a new access, other than by way of Alii Drive be provided prior to
final subdivision approval of any lot. It also requires the development of an
overall roadway circulation plan meeting with the approval of the County and
which shall identify the location of major roadway systems within the subject
area and stubouts to adjacent properties.
42. Wastewater disposal will be available via the County's Kealakehe Wastewater
Treatment facility. An 8-inch sewer line is in the process of being installed along
Alii Drive. The anticipated availability of sewer service in this area will be upon
completion of the Magic Sands sewer pump station which is scheduled for
completion in 1998.
43. Water service is available to the subject area from existing 12-inch and 24-inch
waterlines along Kuakini Highway.
44. Police and fire protection are available from the Kealakehe Station and Kailua-
Kona Station respectively.
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LOCATION MAP
Towne Development of Hawaii, Inc.
Proposed Change of Zone(U to RS-15) and
State Land Use Boundary Amendment (Agricultural to Urban)
Pahoehoe 3rd, North Kona, Hawaii Island
TMK: 7-7-08: 30 and 96
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CHANGE OF ZONE APPLICATION
APPLICANT'S STATEMENT: Towne Development of Hawaii, Inc.
Unplanned (U) to Single Family Residential - 15,000 square foot (RS-15)
Tax Map Key: 7-7-08: 30 and 96
Pahoehoe 3rd, North Kona, Hawaii Island
Project Description and Ownership
The applicant, Towne Development of Hawaii, Inc. (Towne) is proposing to develop a
residential subdivision within the project area. Towne is a wholly owned subsidiary of
Towne Realty, Inc. which is based in Milwaukee, Wisconsin. Towne has been
developing property in Hawaii since the 1970's and has been involved in developing
properties on Hawaii island since the mid 1980's. Projects include The Shores at
Waikoloa, Bay Club at Waikoloa, Sunset Ridge at Waikoloa and the Elima Lani
apartment project in Waikoloa Village.
A portion of the project site (TMK: 7-7-08: 30) is presently owned by Taiyo Hawaii
Company, Ltd. Towne has entered into an agreement with Taiyo to purchase this
property. The remainder of the project site (TMK: 7-7-08: 96) is owned by the
Kobayashi family. Towne has entered into an agreement with the Kobayashi's to
rezoned and develop this area for residential purposes. The Kobayashi family would
then retain a portion of the improved project site.
Towne is proposing to develop the subject area for residential purposes. The project
area is adjacent to and will be incorporated as part of Towne's proposed Keauhou View
Estates subdivision (TMK: 7-7-08: 11.) A total of approximately thirty (30) 15,000
square foot lots will be developed as a result of this action. This is in addition to the
existing Keauhou Estates Subdivision area which will be developed with up to 374 RS-
7.5 and RS-15 lots.
The residential development is proposed to be targeted to residents of the Kailua-Kona
area and will be priced consistent with adjacent developments. These lots are currently
expected to be sold between $100,000 and $150,000, depending on the views and
amenities.
The proposed subdivision would include underground utilities and roadways meeting
with the approval of the Department of Public Works. Access will be from the
applicant's adjacent proposed Keauhou View Estates subdivision. All conditions
relating to access, including provision of an alternative access to Alii Drive shall be
provided prior to subdivision approval.
Planning and engineering work for the proposed residential subdivision is proposed to
commence upon approval of this request. Depending on market conditions, residential
products should be available for purchase by in 1998.
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JUSTIFICATION
The applicant believes the proposed change of zone is consistent with the General
Plan Land Use Pattern Allocation Guide map which designates the subject area for
Urban Expansion. Such designation allows for a mix of high density, medium density,
low density, industrial and/or open designation in areas where new settlements may be
desirable, but where the specific settlement pattern and mix of uses have not yet been
determined.
The General Plan Support Document's Land Use Element further identifies the Kailua-
Keauhou area as an "Urban Center" for the North Kona District. The subject area falls
within this area.
The applicant believes the proposed change of zone would be consistent with the
General Plan Housing goals of providing a variety of housing choices as well as
attaining a diversity of socio-economic housing mix within the Kailua to Keauhou area.
By allowing the proposed development, the following Housing goals of the General
Plan may be attained:
o Maintain a housing supply which allows a variety of choice.
o Improve and maintain the quality and affordability of the existing housing
stock.
o The County shall encourage a volume of construction and rehabilitation of
housing sufficient to meet growth needs and correct existing deficiencies.
The applicant believes that the proposed development is consistent with the Single
Family Residential Element which states:
o Designate and allocate land uses in appropriate proportions and mix in
keeping with the social, cultural and physical environments of the County.
o To maximize choices of single-family residential lots and/or housing for
residents of the County.
o To ensure compatible uses within and adjacent to single-family residential
zoned areas.
o To provide single-family residential areas conveniently located to public
and private services, shopping, other community activities and convenient
access to employment centers.
o The County shall designate and allocate single-family residential zoned
lands at varying densities for future use in accordance with the needs of
the communities and stated goals, policies, and standards.
o Areas shall have basic improvements and amenities necessary for
immediate use.
o Areas shall be limited to low-density and medium density residential uses.
The Single Family Residential Courses of Action for the North Kona District "shall
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encourage the concentration of residential structures to avoid strip residential
development."
The applicant believes the project is conveniently located to schools, recreation,
commercial areas, and employment centers. The proposed is an area that is targeted
for residential development by the County. The areas immediately to the north and
south have been zoned for residential uses. It is within close proximity of the Keauhou
Major Resort Destination Area as well as the Kailua-Kona urban area. All essential
utilities are or will be available to the subject property.
The applicant recognizes its development will impact regional infrastructure facilities
and improvements, including roads, parks, police and fire facilities and solid waste
disposal. Therefore, it is willing to pay its "fair share" towards these facilities in
accordance with current County policies.
A portion of the subject property is identified as "Other Important Agricultural Lands" by
the Department of Agriculture's ALISH maps. These lands are classified by the Land
Study Bureau's Overall Master Productively Rating System as "C" or poor. The area is
presently used as marginal grazing for cattle. However, because of the poor soils and
low rainfall, the agricultural productivity is very poor. Furthermore, these lands have
been identified for Urban Expansion by the General Plan's LUPAG map. Therefore, the
applicant believes the proposed zoning will not result in a loss of a valuable agricultural
resource. Furthermore, the long term conversion of these land to urban uses will not
significantly reduce the overall productivity of the Island's and State's agricultural
industry.
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