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HomeMy WebLinkAboutCOM 0061.000 1996-1998 . - e~+ ~ c~ William G. Davis Managing Director Stephen K. Yamashiro Mayor Henry Cho ii~~,o,,~'+P` Deputy Managing Director fi~nixnfg IIf ~ttfuttii 25 Aupuni Street, Room 215 Hilo, Hawaii 96720-4252 • (808) 961-8211 Faz (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96790 (808)329-5226 • Fax (808)326-5663 December 27, 1996 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 96-23) Applicant: Robert F. Greenwell Company, L.P. Request: A-20a to A-IOa Tax Mao Key • 7-4-52 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 Change of Zone Application. Sincerely, phen K. Y mashiro Mayor AK:syw LGreenOl.MAY Enclosures cc: Planning Commission REZ 96-23 13, : a Oomn? Dla~3~""""" Tile 1Io..._. 2N~s PG '1'°` o tsss tit. nave nFC._.m._3_____.= ~xfY O!•y-_ W~ Stephen K. Yameahiro Mayor , e~.~. A or x~ l~tannt~r u~ futtii PLANNING COMMISSION 25 Aupuni S[rce[, Room 109 • Hib, F4w~ii %720-4252 (808) %1-8288 F~a (808) %1-%IS Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 96-23) Applicant: Robert F. Greenwell Company, L. P. Request: A-20a to A-l0a Tax Man~Y• 7-4-5.2 The Planning Commission, after a duly held public hearing on December 5, 1996, voted to recommend for your approval the proposed legislative bill for approximately 85.396 acres of land to change the district classification from Agricultural (A-20a) to Agricultural (A-l0a). The property is located approximately one mile southeast of the Mamalahoa Highway-Palani Road Junction and 2,200 feet mauka of the Mamalahoa Highway at Honokohau 1st and 2nd, North Kona, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach [hat evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 The Change of Zone Application from Agricultural-20 acres (A-20a) to Agricultural-10 acres (A-l0a) zoned district will conform to the following goals, policies and standards of the General Plan Land Use and Agricultural Elements: o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. o Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zone uses, availability of public services and utilities, access, and public need. o The compatibility of agricultural and non-agricultural uses should be carefully reviewed and where appropriate, buffers required. o Rural-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. o Protect and encourage the intensive utilization of the County's important agricultural lands. o The county shall encourage the development and maintenance of communities meeting the needs of i[s residents in balance with the physical and social environment. o Agricultural land shall be used as one form of open space or green belt. While the potential for intensive and/or extensive agricultural uses may exist, the project site is comprised of soils identified as Kiloa Extremely Stony Muck (rKXD) and Kona Extremely Rocky Muck(rKYD). This soil consist of well drained, thin, extremely stony organic soils over fragmental A'a lava and is used primarily for woodland and pasture. Soils within the subject property have been classified as "E" (Very Poor) for agricultural productivity by the Land Study Bureau's Detailed Land Classification System. The requested A-l0a zoning will continue to encourage agricultural activities or the presentation of the lands within the proposed subdivision in a manner consistent with the "Orchard" designation by the General Plan LUPAG Map. The proposed development would also implement the goals, policies and courses of action of the General Plan for North Kona including: Economy, Physical Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 Environment, Land and Air Quality, Water and Socio-Cultural Advancement (Housing) objectives and policies. In the implementation of these goals and policies and standards, the applicant will complete its proposed project in compliance with all of the codes and standards referenced above. Therefore, the proposed rezoning and development will complement land uses within the community and neighborhood it is proposed to be located in. The proposed subdivision of 10-acre lots would be compatible with the rural character of lands located within the lower elevations of the area which are zoned A-20a and A-la. The smaller 10-acre lot size will also provide additional opportunities for residents who wish to pursue limited agricultural activities, but are not able to commit to the financial or labor demands placed on them by the larger 20-acre parcels. The subject property is bounded on the north and south by 20-acre zoned land and on the west side by 1-acre zoning. Therefore, a favorable recommendation of this change of zone request will be consistent with the surrounding land use pattern already established within this area. The subject property is located between the 1,700 foot and 2,300 foot elevations. Primary access to the subject area is from the Mamalahoa Highway, on an improved 60-foot wide private roadway easement which will also be used by the Department of Water Supply as access to the Honokohau Production Well site. This road is able to accommodate the proposed subdivision. The Department of Transportation and Public Works have not expressed the need for improvements to the Mamalahoa Highway-private road intersection. Water for the proposed subdivision development is located outside of the service area of the North Kona Water System. The applicant proposes to extend a privately operated system to serve the proposed development. The effective date of zoning would be when the applicant provides assurances that a water source of sufficient quality and quantity can be established. Wastewater generated by the proposed development will be disposed of utilizing an individual wastewater disposal system for each lot meeting the requirements of the Department of Health. All other essential utilities and services are or will be made available to support the proposed development. According to the Department of Land and Natural Resources-Historic Preservation Division, the probability of historic sites existing is low. Fences, stone Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 walls, and a water tank, some or all of which may qualify as historic sties, are noted as occurring elsewhere on the property. It is recommended that a preliminary archaeological study of the subject property be submitted for review and approval by the Planning Director, in consultation with the Department of Land and Natural Resources-Historic Preservation Division (DLNR-HPD), prior to the submittal of plans for subdivision review. Should significant historical sites be located within the subject property, an archaeological preservation/mitigation plan be submitted for review and approval by the Planning Director, in consultation with the DLNR-HPD prior to the issuance of Final Subdivision Approval or any land alteration activities. Based on the above findings, approval of the Change of Zone request from Agricultural-20 acres (A-20a) to Agricultural-10 acres (A-l0a) zoned district would result in an appropriate land use pattern that will further the public necessity and convenience and the general welfare. For your favorable consideration, an amendment to Section 25-86, the North and South Kona District Zone Map, of the County Zoning Code is transmitted. We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, l~ i~- Kevin M. Balog, Chairman Planning Commission AK: syw LGreen02.PC Enclosures cc: Honorable Stephen K. Yamashiro, Mayor Mr. Dennis W. Haserot Robert F. Greenwell Company, L.P. Department of Public Works Department of Water Supply West Hawaii Office Department of Land & Natural Resources ~~w,: BGreenOl.emm-1127/96 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT ROBERT F. GREENWELL COMPANY, L.P. ' CHANGE OF ZONE APPLICATION NO. 96-23 ROBERT F. GREENWELL COMPANY, L.P., has submitted an application for a Change of Zone for approximately 86.396 acres of land by changing the district classification from Agricultural (A-20a) to Agricultural (A-l0a). The property is located one mile southeast of the Mamalahoa Highway- Palani Junction and 2,200 feet mauka of the Mamalahoa Highway, at Honokohau 1st and 2nd, North Kona, Hawaii, TMK: 7-4-5: 2. GENERAL INFORMATION 1. Robert F. Greenwell Company, L.P. is the fee owner of the subject property. PROPOSED DEVELOPMENT 2. The subject 86.396 acre parcel has been owned by the applicant's family for several generations. The owners want to subdivide the property into a total of five lots in sizes of 10 to 36 acres. The application is for 86.396 acres, between the elevation of 1700 feet and 2300 feet to be reclassified from A-20a to A-10a. 3. Obiectives: "The family wishes to subdivide the property into a total of 5 lots in sizes of 10 to 36 acres for the purpose of transferring individual title to family members. The subdivided parcel will remain in agricultural uses, including pasture and orchard." 4. The applicant has submitted the following in support of the request: (See Exhibit A -Applicant's Statement) DESCRIPTION OF COUNTY AND STATE PLANS 5. SLU: Agricultural. 6. GP LUPAG MAP: Orchards. 7. General Plan Consistency: Economic, Transportation, Land Use elements goals, policies and courses of action for North Kona. 8. Hawaii State Plan Consistency: Economic objectives and policies. 9. Zoning: Agricultural 20-acre (A-20a). Attachment to C-61/Bill 16 roi C~3.!r Mti~~ 10. SMA: The property is not situated within the Special Management Area (SMA). DESCRII'TION OF PROPERTY ANDOF PROPERTY AND SOUNDING AREASAREAS 11. Subject Property: The subject property is arectangular-shaped lot. (See Exhibit A, Page 5) 12. U.S. Soil Survey: The subject property is comprised of identified as Kiloa (rKXD) and Kona Extremely Stoney Muck (rKXD). This soils well drained, thin, extremely stony organic soils over fragmental A'a lava. The natural vegetation consists of Christmas berry, guava, and a variety of grasses and weeds. 13. LAND STUDY BUREAU Soil Rating: Class "E" or Very Poot. 14. ALISH: Other Important Agricultural Lands. 15. Surrounding Zoning/Land Uses: Adjacent lands are zoned A-20a and are either vacant or used for grazing. PUBLIC UTILITIES AND SERVICES 16. Roads: Access is via Mamalahoa Highway over a private roadway. The private roadway is 60 foot wide. 17. Water: County water is not available to the subject property. The applicant proposes to extend aprivately-operated system to serve the proposed development. 18. Services: All essential utilities and services are or will be made available to the subject property. AGENCIES COMMENTS 19. Land Use Commission (September 5, 1996 Memo): "We have reviewed the subject application transmitted by your memorandum dated August 29, 1996, and have the following comments: "1) We note that the subject area, as represented on the location map and site plan, is located within the State Land Use Agricultural District. " 2) Based on review of the tax maps, it appears that the subject area also involves a portion of TMK 7-4-02: 8, in addition to the subject parcel. "We have no further comments to offer at this time. We appreciate the opportunity to comment on this matter. "Should you have any questions, please feel free to call me or Bert Saruwatari of our -2- ~JY office at 587-3822." Applicant's Response (September 13, 1996 Letter): "With respect to comments received from the following agencies re the above application: "1. Land Use Commission letter dated September 5, 1996: The subject application includes all of TMK 7-4-5:02 plus a portion of TMK 7-4-02:08 which were recently consolidated into one parcel. "2. Department of Health letter dated September 5, 1996: Please note that all of lots, 2,3,4, and 5 and approximately 3/4 acre of lot 1 fall outside the 1000 foot radius shown on the attached map. "Please let me know if you have any questions." 20. Fire Department: (See Exhibit B -September 23, 1996 Memo) 21. Department of Water Supply (September 20, 1996): "For your information, the property is not within the service limits of the Department's existing water system facilities. In other words, the property is located at an elevation higher than the existing water system maintained by the Department of Water Supply. "Therefore, to support the proposed change of zone, extensive improvements, and additions, including storage, transmission, booster pump, and distribution facilities, must be constructed. Currently, sufficient funding is not available and no time schedule is set. "Should you have any questions, please contact our Water Resources and Planning Section. For your information, effective July 31, 1996, our new telephone number is 961-8660 and fax number is 961-8657." 22. Department of Health (September 5, 1996 Memo): "The Department of Health has concerns due to the location of a drinking water well within a 1000 feet of the proposed Change of Zone and that there are no sewers in the area. No cesspool or septic tank system is allowed to be built within the subdivision that falls within the 1000 feet radius." 23. Department of Public Works (September 30, 1996 Memo): "We have reviewed the subject application and offer the following comments: 1. Building shall conform to all requirements of code and statutes pertaining to building construction. " -3- Y.r 2. All grading and grubbing activities shall comply with chapter 10 of the Hawaii County Code. " 24. Police Department (September 10, 1996 Memo): "We have reviewed the application for a change of zone and do not believe traffic safety will be an issue for this request. "We, however, reserve the opportunity to provide comments pending any further requests to subdivide or develop property." 25. Department of Land and Natural Resources, State Historic Preservation Division: (September 12, 1996 Memo): "Thank you for your Memorandum of August 29, 1996, and the opportunity to review and comment on the change of zone application. "There is no record in our files of historic sites in the 85.396 acre subject parcel, located above Mamalahoa Highway between the 1700 and 2300 foot elevations. According to the application approximately half of the parcel has been grubbed and used as pasture. The probability of historic sites still existing in this are is thus low. Fences, stone walls, and a water tank, some or all of which may qualify as historic sties, are noted as occurring elsewhere on the property. Based on this information we would recommend a preliminary survey and interviews with the Greenwell family to identify and evaluate the presence/absence of historic sites. If sites are found to exist in the undisturbed portion of the property then an archaeological inventory survey should be undertaken and a report submitted to our office for review and comment. "If you have any questions please contact Patrick McCoy (587-0006)." 26. Department of Land and Natural Resources, Division of Forestry and Wildlife (September 30, 1996 Memo): "We have reviewed the subject matter and have no objections to the proposed request. Thank you for the opportunity to comment." 27. Department of Transportation (October 4, 1996 Letter): "Thank you for your transmittal of August 29, 1996. "The proposed zone change is not anticipated to have an adverse impact on our State transportation facilities. "We appreciate the opportunity to provide comments." 28. Department of Parks and Recreation (September 16, 1996 Memo): "No comments." -4- AGENCIES - NO RESPONSE 29. Real Property Tax Office and Natural Resources Conservation Service. PUBLIC COMMENTS 30. The Department has not received any comments or objections from the general public or adjacent landowners. -5- APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT TMK 7-4-05:02 Applicant: Robert F. Greenwell Company, L.P. REASONS FOR REOUESTiNG THE CHANGE OF ZONE The subject 85.396 acre parcel has been owned by the applicant's family for several generations. The family wishes to subdivide the property into a total of 5 lots in sizes of 10 to 36-acres for the purpose of transferring individual title to family members. The subdivided parcels will remain in agricultural uses, including pasture and orchard. ADHERENCE TO GENERAL PLAN POLICY The parcel currently has a Land Use Designation of Agriculture and County zoning of A-20a. The General Plan designates the parcel and surrounding lands as "Orchard." The proposed rezoning and subdivision into 10-acre minimum lot sizes is consistent with the General Plan policy: M. LAND USE Standards (1) Agriculture Policies: Rural-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. The expanded form of the above policy can be found in the General Plan Support Document in the Land Use-Agriculture subsection: Rural-style residential-agricultural developments may include either small scale rural communities or extensions of existing rural communities. Such development provides opportunities for a~mix of residential and small scale agricultural activities. However, the primary intent of these developments would be to provide an added range to housing opportunities. Along with this housing, the large lots of these rural areas will provide opportunities for part-time agriculture, gardening activities and the raising of livestock on a small scale. By providing opportunities to satisfy the demand for a rural ~XHig11' lifestyle on marginal agricultural land, the pressures to develop our important agricultural land for these purposes would be decreased. The intended use of the land by the applicant satisfies the General Plan Land Use Policy. The location is an extension of the existing rural communities of Keopu and Holualoa and can be served by the existing infrastructure of roads, electric power, and water. With overall soil classification of "E" (poor) the soil is too stony and irrigation costs are too high for mechanized or large scale agriculture. The area, however, is well suited to part-time agriculture, gardening activities and the raising of livestock on a small scale. 4. SUPPORTING iNFORMATiON AND DOCUMENTS DESCRIPTION OF PROPERTY The subject is an 85.4 acre parcel located mauka of Mamalahoa Highway between .the 1700 foot and 2300 foot elevations. The land is vacant except for fences, stone walls, and a water tank. Approximately half the parcel has been grubbed and planted to pasture grass in recent years. The balance of the property is overgrown with primarily non-native trees and underbrush. SURROUNDING LANDS Ownership The subject abuts Palani Ranch and the Mary Foglesong Trust on the north, Palani ranch and the State of Hawaii on the east (mauka), the State of Hawaii and Robert Henriques, Jr. on the South, and Kelly Greenwell and Lou Lambert on the West (makai). The Honokohau Reservoir and well site, located at the southwest comer of the subject, is still owned by the applicant but will be transfered to the Department ofWater Supply. Current Uses • The Palani Ranch lands of Honokohau have historically been grazed. • The Mary Foglesong parcel is overgrown with primarily non-native trees and underbrush. • The State lands of Kealakehe Mauka have historically been leased for grazing purposes but have recently been returned to State control. • The Robert Henriques parcel is overgrown with primarily non-native trees and underbrush. • The Kelly Greenwell parcel has recently been grubbed. The subject parcel and the surrounding lands have been used primarily for grazing purposes over the years. The proposed change of zone will not alter the historic uses of the subject and is compatible with surrounding land uses. EXISTING ZONING The subject property is zoned A-20a, as'are the surrounding lands. The nearest higher density zoning (A-la) is approximately 1200 feet west (makai) of the subject. (see Existing Zoning Map, Page 7.) 5• Y CLIMATE AND RAINFALL The subject parcel is located between the 1700 foot and 2300 foot elevation. Temperatures at this elevation are approximately 10 degrees cooler than coastal temperatures. Avecage annual rainfall, according to USGS Report R-47 is in excess of 75 inches. (see Annual Rainfall Map, Page 8) SOILS Soils underlying the subject parcel are identified as Kiloa: rKXD and Kona: rKYD (extreemly stony muck), with overall classification of "E" (poor). INFRASTRUCTURE ACCESS The subject is accessed from Mamalahoa Highway, approximately 0.6 mile south of Palani Junction. Access continues mauka on an improved 60 foot wide private roadway (I-Ionokohau 2nd Subdivision), and further over a 60 foot wide road and utility easement which will also be used by the Department of Water Supply as access to the Honokohau Production Well site. The Department of Water Supply is in the process of improving the access with a 12 foot wide paved road. WATER The subject is located outside (above) the service area of the North Kona Water System. The applicant proposes to extend a privately operated system to serve the proposed development. FLORA AND FAUNA Approximately 50 % of the subject has been cleared and planted to pasture grass in recent years. The balance of the parcel contains primarily non-native vegetation such as Rose-Apple, Christmas Berry, and Guava. Some stands of Ohia remain in the upper elevations. The subject is approximately 1000 feet in elevation below the area identified as Essential Habitat for the Alala, Hawaii Creeper, Hawaii Akepa, and Akiapoiaau. v. YY OIry ' 'M'.r!, Nelson M. Ts~ '4 Foe Chief Stephen K Yamashiro Edward Bualat :'l~. Deputy Fin Chief ~II1TIif~J II~ ~[~tl2ltt FIRE DEPAItTMEIV'T 777 Kilauea Avenue • Mall [ane, Room 6 • Hilo, Hawaii %720-1239 9 (BOB) 961.8297 • Faz (808) %1-82% ~ September 23, 1996 ~n -o O , To: Virginia Goldstein, Planning Director f ~ From: Nelson M. Tsuji, Fire Chief SUBJECT: CHANGE OF ZONE APPLICATION (REZ 96-23) / APPLICANT: ROBERT F. GREENWELL COMPANY, L.P. REQUEST: A-20a TO A-l0a TAX MAP KEY: 7-4-5:2 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). ~xHi~tt ~ 9~''S , To: Virginia Goldstein, Planning Director Page 2 September 23, 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-erid 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 September 23, 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 fine 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. 4 To: Virginia Goldstein, Planning Director Page 4 September 23, 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." i ~I:gQN_- Fire Chief NMT/mo t. ' q~ p,1;G C, 115 ~ L,; ,Y ~~F ~;,~~,v~"11 APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT LOT 1-A HONOKOHAU 1st & 2nd TMK 7-4-05:02 85.396 acres A-20a to A-l0a Owner/Applicant: Robert F. Greenwell Co., L P.O. Bo:2399 Kailua-Kona, HI 96715 Tel: 326-1110 Owncr's Agent: Dennis W. Haserot P.O. Box 6251 Kamucla, HI 96713 Tel: 885-2118 e-m/ fd,'It l6~ APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT: Rober Gre 11 Com L. P. APPLICANT' S SIGNATURE: ~ • ~,¢n~.u G ADDRESS: P.O. BoX 2399 Railua-Rona HI 96745 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS n.a. TELEPHONE-BUSINESS: 326-1440 RESIDENCE: 326-1440 REQUEST: A-20a TO A-10a (Existing zoning) (Proposed zoning) TAX MAP KEY: TMR 7-9-05:02 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 86.393 ACRES LANDOWNER(S): Robert F. Greenwell Com L.P. OWNER'(S) SIGNATORY AUTHORIZATION ( y e by etter) AGENT: Dennis W. Haserot ADDRESS: P.O. BOX 6251 Ramuela, HI 96745 TELEPHONE-BUSINESS: 885-2148 RESIDENCE: 885-0874 Please indicate to whom original correspondence and copies should be sent. ORIGINAL_Aaent COPIES Applicant TMK 7-4-05:02 Applicant: Robert F. Greenwell Company, L.P. TABLE OF CONTENTS APPLICATION i LOCATION MAP I SITE PLAN . 2 REASONS FOR REQUESTING CHANGE OF ZONE 3 . Adherence to General Plan Policy SUPPORTING INFORMATION AND DOCUMENTS • Description of Property, current uses and activities 5 • Surrounding Lands-Current Uses and Activities 5 • Existing Zoning 5 • Climate and Rainfall 6 • Soils 6 . Infrastructure 6 • Flora and Fauna 6 • Existing Zoning Map 7 . Annual Rainfall Map 8 ZONING QUESTIONNAIRE 9 ~~~A C~/f ~ 9 J ~ ~1 S E I\ e I i o~' O~ i 1. ~5,~96 acres Su6.l'e~,t y ~ P~~~ ~ ~ , - , - fWi ~o~ I G P,y„_ (J ~ "~C ] L / ° ~mr , ~ ~ o00 ~ ~ ~ ~ ~ ~ pbl ~ ~`U 1 ^T~ ~ ~ ~ l ss ~ I ~ p0~ ` ~ N Fy a ~ ~ ~ i _ _ / ~ SST ~ ~ _ O o z O /I /~~j ~ ~ ~ 'r: ~ i - r O o ~ kn ~ ~ a ~ c t,~ ~ ~ rn m n ~ z ~~w~c>>/ .qC~~ , ~ O. ~ - ss~,yv az 9 o ~ ~ l~ ` m ~ cp ~ y~ ~ agv _ ~ o ~ ~ ~ ~ s ~ ~ i ~ ~ \~s~\ . C ~ O V A DC~ P ~ O ~ ~ ~ o g T ~ °siPy`1 ZqN v v •'O r ~ ~ ,ObZ li i _ _ _ ~ ,/2~ I I ~~~j' V ~ hip ~ Y _ t~ ~ 4-Y Q ~ ~ ~ I I ~ ~ ~ ~ „ r' ~ 7c5 O ~Z ~ ~ _ ~ ~11 ~ AND ~ ~ iRIJE NORTH ~ ~ ~ ~ 1 \ ~ 2 ~ Z SCALE: ~ rn ctc G ~C~ / ~ ~ _ 1 IN.= 400 FT. ~ ~ ~ ~ N~ (~1~ ~ ~ A ~X~ ~ ~ ~ ~ Z ccc 1 P Q ~ j ~ Z _ J,, ~ Q ~ U1 7 N. ~ ~ _ Z y s ~ ~ - ~ ~ ~ m ~ r ~ ~ ~ ~ 6 ~ ~ ~ ~ S a ~ ~ ~ ~ ~ ~ ~ ~ z ~ O _ ~ ~ ~ ~8, . - - ~ ~ ~ ef? ~ ~ ~ c6Q~ ~ e- w. Q ~ Sb ~Jl ~ z ~ ~ ~l 3~ ~ i ° j _ O < p- ~ ~ ~ ~p - ~ k w ~ Nz~~O~ ~ t o ~ ~ ~Q~vOO~ ~ ~ ~ ~ n a Q D ~ ~ ~ ~gZ - ay ~ ~ ~ ~ ~ - Q ~ ~o ~O C1 ~ v ~ ~ . ~o / SSA , ~ , ~ ; ; e e , , , ; ; a ~ N P= ~ C `fix ~ g tJ . 3~~ APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII r R: ' 71'!I: ' PLANNING DEPARTMENT ~r x':~.~ ~^s";:li i lin.,:.:,,,,.:'a~ TMK 7-4-05:02 Applicant: Robert F. Greenwell Company, L.P. REASONS FOR REOUESTTNG THE CHANGE OF ZONE The subject 85.396 acre parcel has been owned by the applicant's family for several generations. The family wishes to subdivide the property into a total of 5 lots in sizes of 10 to 36-acres for the purpose of transferring individual title to family members. The subdivided parcels will remain in agricultural uses, including pasture and orchard. ADHERENCE TO GENERAL PLAN POLICY The parcel currently has a Land Use Designation of Agriculture and County zoning of A-20a. The General Plan designates the parcel and surrounding lands as "Orchard." The proposed rezoning and subdivision into 10-acre minimum lot sizes is consistent with the General Plan policy: M LAND USE Standards (1) Agriculture Policies: Rural-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. The expanded form of the above policy can be found in the General Plan Support Document in the Land Use-Agriculture subsection: Rural-style residential-agricultural developments may include either small scale rural communities or extensions of existing rural communities. Such development provides opportunities for a mix of residential and small scale agricultural activities. However, the primary intent of these developments would be to provide an added range to housing opportunities. Along with this housing, the large lots of these rural areas will provide opportunities for part-time agriculture, gardening activities and the raising of livestock on a small scale. By providing opportunities to satisfy the demand for a rural 3. lifestyle on marginal agricultural land, the pressures to develop our important agricultural land for these purposes would be decreased. The intended use of the land by the applicant satisfies the General Plan Land Use Policy. The location is an extension of the existing rural communities of Keopu and Holualoa and can be served by the existing infrastructure of roads, electric power, and water. With overall soil classification of "E" (poor) the soil is too stony and irrigation costs are too high for mechanized or large scale agriculture. The area, however, is well suited to part-time agriculture, gardening activities and the raising of livestock on a small scale. 4. f• SUPPORTING INFORMATTON AND DOCUMENTS DESCRIPTION OF PROPERTY The subject is an 85.4 acre parcel located mauka of Mamalahoa Highway between the 1700 foot and 2300 foot elevations. The land is vacant except for fences, stone walls, and a water tank. Approximately half the parcel has been grubbed and planted to pasture grass in recent years. The balance of the property is overgrown with primarily non-native trees and underbrush. SURROUNDING LANDS Ownership The subject abuts Palani Ranch and the Mary Foglesong Trust on the north, Palani ranch and the State of Hawaii on the east (mauka), the State of Hawaii and Robert Henriques, J . nwell and Lou Lam ert on t ie a akai). The Honokohau Reservoir and well site, located at the southwest corner of the subject, is still owned by the applicant but will be transfered to the Department otWater Supply. Current Uses • The Palani Ranch lands of Honokohau have historically been grazed. The Mary Foglesong parcel is overgrown with primarily non-native trees and underbrush. / • The State lands of Kealakehe Mauka have historically been leased for grazing purposes but have recently been returned to State control. • The Robert Henriques parcel is overgrown with primarily non-native trees and underbrush. • The Kelly Greenwell parcel has recently been grubbed. ~ The subject parcel and the surrounding lands have been used primarily for i*° grazing purposes over the years. The proposed change of zone will not alter the historic uses of the subject and is compatible with surrounding land uses. EXISTING ZONING The subject property is zoned A-20a, as are the surrounding lands. The nearest higher density zoning (A-la) is approximately 1200 feet west (makai) of the subject. (see Existing Zoning Map, Page 7.) S• bn CLIMATE AND RAINFALL The subject parcel is located between the 1700 foot and 2300 foot elevation. Temperatures at this elevation are approximately 10 degrees cooler than coastal temperatures. Average annual rainfall, according to USGS Report R-47 is in excess of 75 inches. (see Annual Rainfall Map, Page 8) SOILS Soils underlying the subject parcel are identified as Kiloa: rKXD and Kona: rKYD (extreemly stony muck), with overall classification of "E" (poor). INFRASTRUCTURE ACCESS The subject is accessed from Mamalahoa Highway, approximately 0.6 mile south of Palani Junction. Access continues mauka on an improved 60 foot wide private roadway (Honokohau 2nd Subdivision), and further over a 60 foot wide road and utility easement which will also be used by the Department of Water Supply as access to the Honokohau Production Well site. The Department of Water Supply is in the process of improving the access with a 12 foot wide paved road. WATER The subject is located outside (above) the service area of the North Kona Water System. The applicant proposes to extend a privately operated system to serve the proposed development. FLORA AND FAUNA Approximately 50 % of the subject has been cleared and planted to pasture grass in recent years. The balance of the parcel contains primarily non-native vegetation such as Rose-Apple, Christmas Berry, and Guava. Some stands of Ohia remain in the upper elevations. The subject is approximately 1000 feet in elevation below the area identified as Essential Habitat for the Alala, Hawaii Creeper, Hawaii Akepa, and Akiapoiaau. v. t ~X151~~G ZO ~~~G IN TNT VICINITY 0 TMK; 1.0~}-05;0 , ;roue ~+amH \ SuLP= 5 ~I w, ~uah •-I-- u6ject ~ ~ _ r - i ~ P' i P'- ~ ~ ~ ~ < ~ ~ . _ ~ I ,1 i ~1/l p~~ 1 ~!'a~. w~ ~ ~ _ ~ - 1, r ioaa ~ ~ _ i ~ o~ NAY ~ II K~µ XtAN ~ ~ ~ / ~ ~ ~ "S, wcv ~ 9 0 1 2 o a z ~ 7 7 SGPLE N fffT IX 1000) G l 7 BA U~ANA ~ ~ ~ ~ d s ® ~ ~ ~ M K A U L A I / O O L~ A ~ to 41 NON ~ A ~ ~ ~ ~ ~/~i l ~ A u ~ ~ ~ ~ 8 ~ 0 4 9 ~ A y SUBJ CT ~ n ~ ~ v ~ ~ ~ ~ $ . ~ 6 ~ ~ 0 6 ' ~ ~ ~ ~ ~ ~ ~ b ~ r O Q ~ ~ ~ o g~ ~ d ° ~ o., o ~ ~ t~ ° S. 0 'Moss' Rain gauge ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ .S®bJ1E3~L: QJ.~~Cs.~~ lE$]EIP~IIB'Il' 1FS-9kZ ` ATTACHMENT . Agricultural Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANCE OF ZONE 1. If your request is approved, do you intend to subdivide the subject ~e~i land in accordance with the approved change of zone? If}~s please answer the rest of question 1 and [hen [o question 3. a. How many acres of the requested area do you intend to subdivide? gVJ (~C.. b. Into what lot sizes? t 0 QG'f'o ~fo AC. c. If your request is approved, approximately how long after [he date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? ~ YYt.O d. Do you intend to build houses on [he newly created lots? ~ B S If}es, please answer the following questions: On how many of those lots? ALL- ~ OV p. f~'ztoo ~ F r, M1:, A[ what approximate price range? House 4a0t`0.~`-+ W lll.. P~~ fr02 Ut~> Lot A~..q occ~ax.-~ of Fa ~nl~-t Total M~11n(~"rL'~ Approximately how long, after approval of the subdivision, would the first house be available for occupancy? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has, no plans? d. Keep it? e. Other (please state) P.D. 2 5/8i 22. q. f If you intend to do either a, b, c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. Do you think that your request and your further plans for [he land will alleviate the local housing situation? iJ D How? 4. Are there any buildings on the subject area? If so, what kind? What do you intend to do with those buildings if your request is approved? Is [he subject land currently being used for any agricultural activity? ~1s~ If so, please list [he kinds of products grown and on how many square feet or acres of Land per product. Ct)~~~-~( ~G~ t~ C!3 U Sls O (a nrxt~'toN 6. Was your request to allow for the creation of smaller agricultural tots? Y ~S If so, did your plan include the following considerations? a. Commodity to be produced? uSC t C7~C,44A2Y7 `Ct_,S What kinds of commodity? b. Suitability of the proposed lot-size for that commodity? Y~5 c. Sufficient farm size to allow reasonable chance of success in commercial agriculture? Lt~rS (~(Z,ts to d FA(L (~2SOi?At uSE. Pcr-jrv(zls ~ o2t-+,WRr7 -2- d. Agricultural leases or other forms of assurance that potential buyers or leases would put the subject area into some form of agricultural use? ~ Please state the proposed type of arrangement. Please submit your agricultural plans for the subject area and present evidence of consideration of the above requirements together with your request for a change of zone. If you do not intend to subdivide the subject land for some sort of agricultural purpose, please state your other reasons. 7. To your knowledge, has there been any flooding and/or drainage problem N O on the subject area? If so, please describe [he problem. 8. Do you think that the roads leading to the subject area needs improvements? ~pT- ~p(L UhEr If so, what kind? Is the road adequate for the proposed traffic volume or load? ~b5 9. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools b. Roads k c. Sewer X d. Drainage -3- Yes No e. Police Protection X f Fire Protection x g. Recreational Facilities X' h. Public Utilities ~ i. Other X For those checked ~~yes," please elaborate what type or kinds of improvements and/or assistance are needed. Signature: ~ ~ 4~~r ~ Address: O . ~iFHc.. !v7_~a I Telephone: SE'S •'Ll4'2t Date: 3t " 4.