HomeMy WebLinkAboutCOM 0005.000 2012-2014 William P. Kenoi qF�'�` +; 13.1 Leithead Todd
Director
Mayor
z_-megir Margaret K. Masunaga
Deputy
West Hawai'i Office East Hawai'i Office
74-5044 Ane Keohokalole Hwy 101 Pauahi Street,Suite 3
Kailua-Kona,Hawaii 96740 County of Hawaii Hilo,Hawai'i 96720
Phone(808)323-4770 Phone(808)961-8288
Fax(808) 8)32363 PLANNING DEPARTMENT Fax(808)961-8742
November 20, 2012
Ms. Erin K. Rietow, Project Manager
Advanced Compliance Solutions, Inc.
P.O. Box 30094
Honolulu, HI 96820
Dear Ms. Rietow:
SUBJECT: Non-Significant Zoning Change Application (NZC-12-000015)
Agent: ADVANCED COMPLIANCE SOLUTIONS, INC.
Applicant: HU HONUA BIOENERGY, LLC
Land Owner: MAUKALOA FARMS, LLC
Makahanaloa,South Hilo, Hawaii
Tax Map Key: (3)2-8-008:104
The applicant proposes to adjust the zoning boundaries to align the County Zoning of Agricultural
(A-20a) and Industrial (MG-5a) with the present State Land Use designated Agricultural and Urban
areas.
The subject parcel consists of 25.57 acres. Proposed changes, in acres, to the zoning areas are
as follows:
Area A-20a MG-5a
1 -0.530 +0.530
2 -0.024 +0.024
3 -0.090 +0.090
Total -0.644 +0.644
With a parcel area of 25.57 acres and the requested zoning change area of 0.644 acre, the change
is approximately 2.6% of the parcel.
According to Section 25-2-45 of the Zoning Code regarding Non-Significant Zoning Changes, the
Planning Director may administratively grant non-significant zoning changes that must comply with
the designations for the property set forth in the general plan and any development plan adopted
(Note: The map (Plan Showing Proposed Insignificant Change of Zone from AG-20a to
MG-5a is on file in the Office of the County Clerk.)
Provider
Comm. No.
yWV u b! fit C'2 t SCTE ttiow a County z<an Equal i r r in, st y nat fir ipyes
Ref. To: P
Ref. Date DEC 0 5 2012
Ms. Erin K. Rietow, Project Manager
Advanced Compliance Solutions, Inc.
Page 2
November 20, 2012
by ordinance, and must not result in an increase or decrease in any zoning designation affecting
more than five percent of the area, or one acre,of any lot, whichever is less.
Upon review of the request, we have determined that it complies with the criteria set forth in
Section 25-2-45(2) of Chapter 25, Hawai'i County Code, for determining non-significant zoning
changes:
1) The area under review is in compliance with the General Plan. The County of Hawaii
General Plan (2005) became effective on February 9, 2005. The subject parcel is
designated as "Intensive agricultural" and "Industrial" on the Land Use Pattern
Allocation Guide (LUPAG) Map.
2) The adjustment of zoning boundaries does not result in an increase or decrease in any
zoning designation affecting more than five percent of the area, or one acre, of the lot.
The increase/decrease of 0.644 acre for each zoning designation is less than five
percent of each zoned area.
Based on the above, we hereby administratively grant the requested non-significant zoning
change.
Should you have any questions, please feel free to contact Jonathan Holmes at 961-8146.
Sincerely,
49
BJ LEITHEAD TODD
Planning Director
JRH: nci
P:1Admin Permits Division\Non Significant Zoning12012 Requests\NZC-12-000015 Hu Honua\Determination.Doc
xc: w/app :- Hawai'i County Council
Real Property Tax Division-Hilo
Planning-GIS Section (Gilbert Bailado)
xc: Itr only: Hu Honua Bioenergy, LLC
I-lIuVI-Ionua �
B IOENERGY LLC T1
Administration Office
1 Embarcadero Center,Suite 1320
San Francisco,California 94111
October 11, 2012
County of Hawaii
Planning Department
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720
Reference: HU HONUA BIOENERGY
APPLICATION FOR NON-SIGNIFICANT ZONING CHANGE
Dear Planning Director,
The HU Honua Bioenergy (Hu Honua) facility located in Pepeekeo, Hawaii
(TMK 2-8-008:104, Attachment II) is currently in the process of converting the
existing coal fired power plant into a renewable electrical power facility fueled
by locally grown biomass. To do so, upgrades must be made to infrastructure,
buildings and equipment at the facility. Construction of new support structures
on the property including a Chip Storage Building, Maintenance Building, Step-
up Transformer and Control House are also planned as part of the re-
development.
The subject parcel is a 25.57 acre lot with both mixed Zoning and State Land Use
Designations. The majority of the parcel is designated as Industrial and Urban.
A small area along the south-western boundary of the parcel is zoned
"Agricultural" (Attachment III). Also in this location, though not along the same
boundary line, is an area designated by the State Land Use Commission as
"Agricultural" (Attachment IV). Hu Honua is proposing to modify the County
Zoning line to match the State Land Use Commission boundary. This
modification will serve to reconcile the State and County land use boundaries
while ensuring industrial activities do not encroach on agricultural land.
The proposed modification meets the criteria for a non-significant change
because the density allowed in the zoning district will not increase, and the area
to be modified is less than 5% of the total property and does not exceed 1 acre.
The total area to be modified is 0.644 acres or 2.52% of the 25.57 acre parcel as
calculated in Attachment VI.
Non-Significant Zoning Change Application Hu Honua Bioenergy
October 11, 2012 Page 2 of 2
Also included in this submission is a list of surrounding property owners (within
300 feet of the perimeter boundary of the property), the proposed letter of
notification to such property owners and the Real Property Tax Clearance for
TMK (3) 2-8-008:104.
If the Director has any questions or comments regarding this application, please
contact me at (808) 349-9076 or dennis.poma @acsihawaii.com.
Regards,
Dennis Poma, P.E.
Hu Honua Bioenergy, Civil Engineer
ATTACHMENTS:
Attachment I. Non-Significant Zoning Change Application Form
Attachment II. TMK and Legal Boundaries of Property
Attachment III. County Zoning Map
Attachment IV. State Land Use Boundary Map
Attachment V. Proposed Zoning Modification-Meets &Bounds
Attachment VI. Land Area Calculations
Attachment VII. Surrounding Landowners
Attachment VIII. Notification of Pending Application
Attachment IX. Real Property Tax Clearance
I
C
NONSIGNIFICANT ZONING CHANGE APPLICATION
COUNTY OF HAWAII
:PLANKt\TG- DEPARTMENT
4tRT'LIC ANT: Hu Honua Bioenergy,LLC
APPLICANTS 'SIGNATURE;. i Pini)
ApplIcANTis ADDRE8?, Emba .0r.dero Suite 1320,San Francisco,California 94111
APPLICANTS.PHONE (BUS.) (415)230-4850 (Res fax) (415)230-4171
App Lac Al\as •AGENT:Advanced Compliance Solutions,Inc.
AGENT'S .ADDRES S.:PO Box 30094,Honolulu,Hawaii 96820
AGENTS PHONE: (pus) (808)989-2823 (Res..) (Fax) (866)282-6206
LANDOWNER-. Maukaloa Farms,LLC.
LANDOWNERS 'S IGNATURE.: I v LtA
LANDOWNERS ADDRESS.;PO Box 1350,Santa Rosa Beach,Florida 32459
TAX MAP KEY: (3)2-8-008:104
REQUES T:Agricultural TO Industrial
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SIZE OF AFFECTED ARE A(S): 0.644
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PEPEEKEO
.* 'ZONE MAP
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SECTION 25-8-35(FORMALLY SECTION 7.31) Agricultural Zoning "lii PORTION OF ORDINANCE NO.190 AMENDING THE COMPREHENSIVE ZONNG ORDNANCE NO 6S,REVISED ill
ORDHANCES THE COUNTY HA WAIL N BY ADOPTING TIN PEPEPE EKEO ZONE MAP AP SOUTH NILO ILO.NGWAeDATE OF PUBLIC NEARNG 7d6-GI
DATE ADOPTED BY PLANNING COMMISSION ,2-lace Industrial Zoning
DATE ADOPTED BY BOARD OF SJPER MORS 1-2-45 y y
PREPARED BY
PLANNING COMMISSION
COUNTY OF HA,A11
TAX MAP KEY ZONE 2
PepeMeO sons map marked thereupon as aernon 7 31
(1554.OOra No 56-160..sac 2 ratmsC Apte 6 15!51 swa
� .. -.
PEPEEKEO ZONE MAP
Based on County of Hawaii, Planning Commission Zone Map
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DESCRIPTION
LOT 92-A
Being a Portion of R.P. 7192, L.C. Aw. 8559-B Apanas 17 & 18 to Wm. C. Lunalilo
Situated at Makahanaloa, South Hilo, Island of Hawaii, Hawaii
Beginning at the southerly corner of this parcel of land,the coordinates of said point of beginning
referred to Government Survey Triangulation Station"ALALA" being 2,091.99 feet North and
7,499.62 feet East and running by azimuths measured clockwise from True South:
Following along Lot Z-C for the next seven(7) courses,the
azimuths and distances between points being:
1. 180° 00' 394.23 feet;
2. 88° 32' 255.08 feet;
3. 170° 57' 133.60 feet;
4. 184° 40' 130.00 feet;
5. 263° 02' 30" 126.40 feet;
6. 181° 30' 50" 501.79 feet;
7. 162° 11' 30" 184.00 feet;
Thence along the Existing Easement R-2 (For Road and Utility
Purposes) for the next five(5) courses,the direct azimuths and
distances between points being:
8. Thence along a curve to the right having a radius of 1845.00 feet,the chord azimuth and
distance being:
253° 40' 30" 95.52 feet;
9. 255° 09' 30" 138.05 feet;
10. Thence along a curve to the right having a radius of 870.00 feet, the chord azimuth and
distance being:
261° 15' 30" 184.90 feet;
ISLAND SURVEY, INC.
SURVEYORS P.O.BOX 4215
HILO,HAWAII 98720-0215
Lot 92-A
11. 267° 21' 30" 258.18 feet;
12. Thence along a curve to the right having a radius of 19142.00 feet,the chord azimuth and
distance between points being:
267° 33' 02" 128.44 feet;
13. 17° 24' 21" 415.15 feet along Lots 22 and 21;
14. 289° 37' 19" 439.29 feet along Lot 21;
15.Thence along the upper reaches of the wash of the waves,the direct azimuth and distance
between points being:
39° 51' 50" 195.40 feet;
16. Thence along the upper reaches of the wash of the waves, the direct azimuth and distance
between points being:
343° 05' 19" 168.29 feet;
17.Thence along the upper reaches of the wash of the waves,the direct azimuth and distance
between points being:
28° 37' 37" 124.71 feet;
Thence along the Existing Easement 7 for the next thirteen(13)
courses,the direct azimuths and distances between points being:
18. 51° 45' 30.58 feet;
19. 99° 06' 22.88 feet;
20. 26° 12' 56.26 feet;
21. 13° 14' 30" 124.09 feet;
22. 22° 05' 87.59 feet;
_? _
ISLAND SURVEY, INC.
SURVEYORS P.O.BOX 4215
HILO,HAWAII 96720-0215
Lot 92-A
23.Thence along a curve to the right having a radius of 115.00 feet, the chord azimuth and
distance being:
46° 57' 96.72 feet;
24. 71° 49' 63.90 feet;
25. 60° 38' 37.26 feet;
26. 48° 30' 91.75 feet;
27. 68° 01' 25.04 feet
28. Thence along a curve to the right having a radius of 120.00 feet,the chord azimuth and
distance being:
82° 49' 30" 61.34 feet;
29. 97° 38' 111.78 feet;
30. Thence along a curve to the left having a radius of 210.00 feet,the chord azimuth and
distance being:
83° 34' 102.08 feet;
31. 69° 30' 109.94 feet along the Existing Easement 7 and Road Lot 98 to the point
of beginning and containing an area of 25.005 acres.
September 24,2012 � T 8/)'/,2 ISLAND SURVEY, INC.
Hilo, Hawaii Q` LICENSED 9�
PROFESSIONAL
* LAND *
SURVEYOR
No.5985
TMK:2-8-008:104 1v1'A I! U S• ROBERT T. SHIRAI
Licensed Professional
Land Surveyor 5985
License expires 04/30/14
- ., -
ISLAND SURVEY, INC.
SURVEYORS P.O.BOX 4215
HILO,HAWAII 96720-0215
Closure No. Area #1 09/20/12
IN AZIMUTH
NO DDD MM S5.S5 DISTANCE LATITUDE DEPARTURE N1S COORD E/W COORD
3,003.120N 7,366.170E
1 181 30 50.00 75.100
75.074N 1.984E 3,078.194N 7,368.154E
2 279 50 0.00 75.000
12.809S 73.898E 3,065.385N 7,442.052E
3 300 30 0.00 310.000
157.3375 267.105E 2,908.048N 7,709.157E
4 237 35 0.00 83.350
44.682N 70.362E 2,952.730N 7,779.519E
5 8 24 50.00 81.690
80,8115 11.953W 2,871.919N 7,767.566E
6 108 6 0.00 422.300
131.199N 401.403W 3,003.118N 7,366.163E
CLOSURE ERROR 0.002S 0.007W
PERIMETER W/O CURVES 1047.440 ,W/CURVES 1047.440
DMD AREA W/O SEGMENTS 23067.176 SQ.FT. 0.530 ACRES
NET SEGMENT AREA 0.000 SQ.FT.
DMD AREA W/SEGMENTS 23067.176 SQ.FT. 0.530 ACRES
Area.41's proportion of overall area = 2.120%
Closure No. Area #2 09/20/12
LN AZIMUTH
NO DOD MM SS.SS DISTANCE LATITUDE DEPARTURE N/S COORD EAN COORD
2,672.000N 7,738,000E
1 86 58 45.00 58.590
3.088S 58.509W 2,668.912N 7,679.491E
2 238 19 0.00 75.070
39.429N 63.882E 2,708.341 N 7,743.373E
3 8 24 50.00 36.740
36.345S 5.376W 2,671.996N 7,737.997E
CLOSURE ERROR 0.004S 0.003W
PERIMETER W/O CURVES 170.400 ,W/CURVES 170.400
DMD AREA W/O SEGMENTS 1054.891 SQ.FT. 0.024 ACRES
NET SEGMENT AREA 0.000 SQ.FT.
DMD AREA W/SEGMENTS 1054.891 SQ.FT. 0.024 ACRES
Area #2's proportion of overall area = 0.096%
Closure No. Area #3 09/20/12
LN AZIMUTH
NO ODD MM SS.SS DISTANCE LATITUDE DEPARTURE N/S COORD EM!COORD
2,490.620N 7,578.980E
1 180 55 30.00 115.300
115.285N 1.861E 2,605.905N 7,580.841E
2 238 19 0.00 80.920
42.501 N 68.860E 2,648.406N 7,649.701E
3 24 8 30.00 172.910
157.787S 70.719W 2,490.619N 7,578.982E
CLOSURE ERROR 0.001 S 0.002E
PERIMETER W/O CURVES 369.130 ,Wl CURVES 369.130
DMD AREA W/O SEGMENTS 3929.559 SOFT. 0.090 ACRES
NET SEGMENT AREA 0.000 SOFT.
DMD AREA W/SEGMENTS 3929.559 SOFT. 0.090 ACRES
Area #3's proportion of overall area = 0.360%
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Hu V Honua
B I O E N E R G Y [ [ C
Administration Office
1 Embarcadero Center,Suite 1320
San Francisco,California 94111
October 11, 2012
[Landowner Name]
TMK # (3) 2-8-008:XXX
[Landowner Address]
[Landowner Address]
Reference: HU HONUA BIOENERGY- NOTICE OF APPLICATION
NON-SIGNIFICANT ZONING CHANGE
Dear [Landowner Name],
The Hu Honua Bioenergy ("the applicant") facility located in Pepeekeo, Hawaii
(TMK 2-8-008:104) is currently in the process of converting the existing coal fired
power plant into a renewable electrical power facility fueled by locally grown
biomass. To do so, upgrades must be made to infrastructure, buildings and
equipment at the facility which requires modification of the County zoning
designation.
The majority of the subject parcel is designated as Industrial and Urban; however
a small are along the south-western boundary of the parcel is zoned
"Agricultural". Also in this location, though not along the same boundary line,
is an area designated by the State Land Use Commission as "Agricultural". Hu
Honua is proposing to modify the County Zoning line to match the State Land
Use Commission boundary. This modification will serve to reconcile the State
and County land use boundaries while ensuring industrial activities do not
encroach on agricultural land. The applicant submitted a request for Non-
Significant Zoning Change to the County of Hawaii on [October 9, 2012].
The proposed modification meets the criteria for a non-significant change
because the density allowed in the zoning district will not increase, and the area
to be modified is less than 5% of the total property and does not exceed 1 acre.
The total area to be modified is 0.644 acres or 2.52% of the 25.57 acre parcel.
Non-Significant Zoning Change Application Hu Honua Bioenergy
October 11, 2012 Page 2 of 2
This letter has been constructed and distributed according to Hawaii
Administrative Rule 25-2-45 and County Rule #5 to notify all landowners within
300 feet of the perimeter boundary property line.
If you have any questions or comments regarding this application, please contact
Dennis Poma at (808) 349-9076 or dennis.poma @acsihawaii.com or contact the
County Planning Department at (808) 961-8288 .
Regards,
Dennis Poma, P.E.
Hu Honua Bioenergy, Civil Engineer
William P.Kenoi gy ~`•'t" '" Nancy E.Crawford
_ {j• Finance Director•Mayor r= �.�
K ,___�_: •, Deanna S.Sako
r-� Deputy Director
County of Hawaii
DEPARTMENT OF FINANCE-REAL PROPERTY TAX
Aupuni Center • 101 Pauahi Street • Suite No.4 • Hilo,Hawaii 96720-4679 • Fax(808)961-8415
Appraisers(808)961-8354 • Clerical(808)961-8201 • Collections(808)961-8282
West Hawaii Civic Center • 74-5044 Ane Keohokalole Hwy. • Bldg.D,2nd Hr. • Kailua Kona.Hawaii 96740
Fax(808)327-3538 • Appraisers(808)323-4881 • Clerical(808)323-4880
REAL PROPERTY TAX CLEARANCE
(Rev. 07/99)
Date: October 11, 2012
TMK(s): (3) 2-8-008-104-0000
This is to certify that the real property taxes due to the County of Hawai`i
on the parcel(s) listed above have been paid for the tax year 2012-2013,
up to and including December 31, 2012.
The County of Hawai`i's real property taxes are levied on July 1st each year.
The taxes become a lien on the property assessed as of the levy date.
This clearance was requested on behalf of MAUKALOA FARMS LLC & HU
HONUA BIOENERGY LLC (owners of record), for the County Planning
Department and is issued for the above referenced parcel(s) only.
By: ri
Wesley Mundon, Tax Collection Assistant
REAL PROPERTY TAX DIVISION
PAID UP TO AND INCLUDING December 31, 2012
Hawai'i County is an Equal Opportunity Provider and Employer