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HomeMy WebLinkAboutCOM 0027.000 1996-1998 William G. Davis Stephen K. Yamashiro Managing Director May01 Henry Cho ~R,~,„'+~c Deputy Managing Director fi~nunfg u~ ~tzfutcit 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (BOB) 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 9, 1996 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 m ~ Dear Chairman Arakaki and Members: : r_-, - c~ Change of Zone Application (REZ 96-21) Applicant: Mauna Kea Agribusiness Company, Inc. Request: A-20a to A-l0a r-- Tax Man Kev: 2-9-2:52 thru 60 and 2-9-4:87 thru 91 ' N 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, r ~ S' phen K. ~a~shiro Mayor i , AK: syw Lmka-rO1.MAY Enclosures cc: Planning Commission REZ 96-21 Bi !o 'Coimn~ DI0. HYIe ra. ZN6• x.~r. rU: '1~C. ~~_~~OEC 1 1 I996~ ' MfY OF N t~I~ il~ Stephen K. Yattteahiro Mayor M':•\ ?ire Or•M'~' ~II1tI[f~J II~ ~2I~lI2CTt PLANNING COMMISSION 2S Aupuni Street, Room 109 • Hib, Hawaii %720-4252 (SOB) %I.8288 Fa: (808) %1-%l5 17trr !i 1496 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 96-21) Applicant: Mauna Kea Agribusiness Company, Inc. Request: A-20a to A-l0a Tax Map Key: 2-9-2:52 thru 60 and 2-9-4:87 thru 91 The Planning Commission, after duly held public hearings on September 12, 1996, October 10, 1996, and November 21, 1996, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 395 t acres of land by changing the district classification from Agricultural (A-20a) to Agricultural (A-l0a). The project site is located on the mauka side of Hawaii Belt Highway, between Chin Chuck Road and Hakalau Gulch/Stream at Hakalau Nui, South Hilo, Hawaii. In the original application submitted in July 1996, the applicant requested a change of zone for approximately 1241 acres of land from A-20a to A-Sa in order to create a 22-lot agricultural subdivision with minimum lot size of 5 acres. The existing thirteen 20-acre agricultural lots and the proposed 22-lot subdivision would result in a total agricultural subdivision of 35 lots. In response to concerns raised by surrounding property owners, the applicant subsequently submitted a revision to the original application, requesting a change of zone for approximately 3951 acres of land from A-20a to A-10a. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 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 quality growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on other similar areas in the County. The proposed Change of Zone from an Agricultural (A-20a) to Agricultural (A-l0a) zoned district would conform to the following goals, policies and standards of the Land Use and Agriculture Elements of the General Plan: * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Protect and encourage the intensive utilization of the County's important agricultural lands. * Identify, protect and maintain important agriculture lands on the island of Hawaii. * Zoning shall protect and maintain important agricultural lands from urban encroachment. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. * 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 County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Zoning requests shall 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 The Change of Zone request would also complement the following goals and policies of the Economic Element: * Provide residents with opportunities to improve their quality of life. * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for diversity and stability in its economic system. * The County shall provide an economic environment which allows new, expanded or improved economic opportunities that are compatible with the County's natural and social environment. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationships among the various land uses. The LUPAG Map establishes [he basic urban and non-urban land use pattern for areas within the County. The proposed Change of Zone request conforms to the LUPAG Map, which designates the area for Intensive Agricultural. Intensive Agricultural designation allows for sugar, orchard, floriculture and diversified agriculture uses. The requested Agricultural (A-l0a) designation would allow for agricultural and related uses of the subject area in a manner which would not be contrary to the uses permitted within an area designated for Intensive Agricultural. The proposed agricultural lots would provide additional agriculture and land ownership opportunities especially for those seeking to establish diversified agricultural activities in a location that is in close proximity to the Hilo markets and transportation infrastructure. The project area is situated within the State Land Use Agricultural District. The applicant's proposal to develop agricultural lots and further the establishment of agricultural opportunities is consistent with the requirements of Chapter 205, Hawaii Revised Statutes, otherwise known as the State Land Use Law. The compliance with the requirements of the State Land Use Law will be included as a condition of this approval recommendation. The proposed zone change would promote an agricultural Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 development as well as provide opportunities for diversified agricultural activities which would be compatible with the surrounding agricultural area. The Land Study Bureau's Overall Master Productivity Rating of the project area is "C" or Fair productivity potential for most agricultural uses. The Agricultural Lands of Importance to the State of Hawaii (ALISH) Map system classifies the project area as "Prime Agricultural Land." The land was utilized previously for sugar cane cultivation until 1994. Presently, a portion of the project area is utilized for agricultural activities. The applicant intends to develop the project area into a total of thirty five (35) agricultural lots having a minimum lot size of 10 acres. Such development would allow the applicant to convey the lots for proposed farming of diversified agricultural productivity. The Northeast Hawaii Community Development Plan (CDP), adopted in June, 1979 (Ordinance No. 445), indicates the area to be maintained for agriculture. The project site is located mauka (west) of Hakalau town and is approximately 20-30 minutes from the downtown Hilo proper. Primary access will be via Chin Chuck Road, a County maintained roadway, which has an approximately 40-foot wide right-of-way with 20-foot wide pavement and 4 to 6-foot grass shoulders. It should be noted that the existing 20-foot wide pavement ends fronting approximately a 1/3 section of proposed Lot 33, then tapers to a 15-foot wide pavement fronting proposed Lot 34 and portion of Lot 35, and the remaining pavement is 12-foot wide. Therefore, it is determined that the existing pavement fronting Lots 33, 34 and 35 is sufficient. The 35 agricultural lots would access either directly from driveways to Chin Chuck Road or from interior roadways connecting to Chin Chuck Road. All roadway improvements to the project area will be constructed in accordance with the Department of Public Works. Roadway improvements at the intersection of the Hawaii Belt Highway, Chin Chuck Road and Old Mamalahoa Highway would be constructed, if applicable, in accordance with the State Department of Transportation. At present, the Hakalau Iki Spring serves the project area, with Wailea Well as aback up source of water. Additionally, there are two existing water tanks situated along Chin Chuck Road. According to the Department of Water Supply, water can be made available from the existing 6-inch County waterline along Chin Chuck Road. In addition [o the existing 13 agricultural lots, the applicant has 21 additional water commitments through the Hakalau System to provide t'or the proposed additional 22 lots. In total, the agreement with the Water Commission provides credit for sixty (60) water units at 600 gallons per day to meet the requirements of this and other planned subdivisions (by the applicant) serviced by the Hakalau system. There is no municipal Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 sewer system in the area. Therefore, wastewater generated by the proposed subdivision is proposed to be handled by means of individual cesspools or septic tanks meeting with the Department of Health. Solid waste generated by the development would be collected and disposed in compliance with applicable Federal, State and County rules and regulations. The nearest transfer station is located in Honomu, approximately one mile from the project site. All other essential utilities or services are or will be made available to the project site. The project site has no severe topographic or geologic problems which cannot be properly rectified or which would render the land unusable for [he proposed agricultural use. The project area had been extensively altered from the previous sugarcane cultivation. Therefore, significant archaeological sites are not anticipated to be located within the project area. Similarly, the project area is not considered a habitat for rare or endangered species of plants or animals. Based on the above findings, approval of the change of zone request from A-20a [o A-l0a zoned district would result in an appropriate land use pattern that will further the necessity, convenience and welfare of the general public. For your favorable consideration, an amendment to Section 25-113, the South Hilo District Zone Map, of the County Zoning Code is transmitted. We are enclosing a copy of the application, revised request and copies of the staff background and updated background for your information. Sincerely, Kevin M. Balog, Chairman Planning Commission AKayw Lmka-r04.PC Enclosures cc: Honorable Stephen K. Yamashiro, Mayor Mr. Richard V. Armstrong Mr. James Leonard Mr. Willie K. Tallett Department of Public Works Department of Water Supply Department of Land & Na[ural Resources i ' BMKACh01. A GK-8/28/9fi COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT MAUNA KEA AGRIBUSINESS COMPANY, INC. C'HAN('F OF ZONE APPLICATION (REZ 96-211 MAUNA KEA AGRIBUSINESS COMPANY, INC. has submitted an application for a Change of Zone for approximately 130E acres of land by changing the district classification from Agricultural (A-20a) to Agricultural (A-Sa). The property is located on [he mauka side of Hawaii Belt Highway, between Chin Chuck Road and Hakalau Gulch/Stream at Hakalau Nui, South Hilo, Hawaii, TMK: 2-9-2:Portion of 23. ('FNERAI.INFO MATION 1. The subject property is owned in fee by Mauna Kea Agribusiness Company, Inc., a wholly owned subsidiazy of C. Brewer and Company, Ltd.. CHRONOLOGY 2. July 11, 1979: Final Subdivision Approval (Subdivision 4337) was granted to the County Department of Water Supply for location of a water tank site as pazt of the Wailea-Hakalau Water System. 3. January 3, 1982: Final Plan Approval (Plan Approval 1907) was granted to the County Department of Water Supply for the construction of a 50,000 gallon water reservoir at the water tank site. 4. March 4, 1996: Final Subdivision Approval (Subdivision 6699) was granted to the applicant for the consolidation and resubdivision of the subject pazcel and the adjacent parcel 56 into fourteen (14) minimum 20-acre agricultural lots. APPL.ICA_NT'S iZF.QjiFST 5. Request: The applicant is presently requesting a Change of Zone for approximately 124 acres of land from A-20a to A-Sa in. order to create a 22-lot agricultural subdivision. The application submitted initially indicated a request for approximately 130 acres. Attachment to C-27/Bill 6 6. Planned Development: The applicant intends to subdivide the project area into 22 agricultural lots of 5 to 7 acres ui size. The lots will be supported by infrastructure appropriate for diversified agricultural activities. The proposed agricultural lots are part of the applicant's overall development plan for the azea, which includes a mix of agricultural lots of 5 acres or larger and 20 acres or larger. The 22 agricultural lots would access from three cul-de-sac roads that stem from the existing Chin Chuck Road, a County roadway. All roadway improvements will be constructed in accordance with County and State standards and in consultation with the Counry Department of Public Works and the State Department of Transportation. 7. Proposed Development Schedule: Should the Change of Zone request be approved, the applicant intends to apply for subdivision approval with the intent of offering the proposed agricultural lots for sale beginning in mid-1997. 8. Applicant's Statement: The intent of the proposed project is to provide agricultural lot ownership on preferred agricultural land suitable for a variety of diversified agricultural activities. By providing lot sizes of five to seven acres, the proposed project will provide an affordable alternative to other lazger agricultural land ownership opportunities in the region. 9. Additional Information: In support of the request, the applicant submitted the Change of Zorte application. (See Exhibit A -Change oP Zone Application) STATE AND COL1N7'V PL..~NS 10. State Land Use Classitlcation: The project azea is situated within the Agricultural District. The Hakalau Gulch/Stream area is within the Conservation District. 11. General Plan Land U~ Pattern Allocation Guide (LUPAG) Map: The project azea is designated as Intensive Agricultural which allows for sugar, orchard, floriculture and diversified agriculture uses. As such, the requested zoning is consistent with the County General Plan designation for this azea of Hakalau. 12. Northeast Hawau Community Development Plan (CDP): The CDP was adopted in June, 1979 (Ordinance No. 445) and indicates the area to be maintained for agriculture. -2- . o . , 13. County Zoning: The project area is zoned Agricultural-20 acres (A-20a). 14. Special Management Area (SMA): The project site is not located within the County's Special Management Area boundary. DESCRIPTION OF THE PROJECT SITE AND SURROUNDING RFA 15. Property: The approximately 124 acre site abuts the Hawaii Belt Highway to the east, extends to the west at the approximately 610 foot elevation and to the top edge of Hakalau Gulch/Stream along its northern boundary. The project azea is adjacent to the 20-acre lots along the southern boundary. The project area is covered by various grasses and sugar cane plantings, which were abandoned when the sugaz cane cultivation operations ceased in 1994. A portion of the project area is presently used for ginger farming. 16. Topography: The project area is gently sloping with a few natural drainage waterways traversing the site. The elevations range from about 220 feet to 610 mean sea level. 17. Temperature: Daytime temperatures average from 70 degrees Fahrenheit to the lower 80's, with the nighttime range extending from around 70 degrees Fahrenheit to the upper 60's. 18. Wind: Northeast trade winds aze prevalent throughout the year, although winter and Kona storms aze accompanied by southerly winds. 19. Rainfall: Annual rainfall averages approximately 125 inches per yeaz. Typical of windwazd azeas, showers aze more frequent during the night and eazly morning. 20. Lava Flow Hazazd: The project site is located within Lava Flow Hazazd Zone 8 on a scale of 1 (most hazardous) to 9 (least hazazdous). Zone 8 defines azeas of relatively low lava flow hazard risk and which only a few percent have been covered by lava in the past 10,000 years. 21. USDA Soil Survey Report: Soils on the site are identified as Hilo Series (HoC) which consists of well-drained silty clay loam with slopes between 0 and 10 percent. In a representative profile the surface layer is dark-brown silty clay loam about 12 inches thick. The subsoil is about 48 inches thick and consists of dazk-brown, dazk -3- 3 reddish-brown and very dazk grayish-brown silty clay loam. Permeability is rapid, runoff is slow and the erosion hazazd is slight. 22. Land Study Bureau's Detailed Land Classification System: "C" or Fair productivity potential for most agricultural uses. 23. Agricultural Lands of Importance to the State of Hawad (ALISH) Map: The project area is classified as "Prime Agricultural Land" due to its favorable soil conditions and previous use in sugarcane production. 24. Flood Insurance Rate Map (FIRM): No map panel has been printed for the project site as it is located within Zone X, area outside of all flood prone areas. At present, surface drainage ultimately follows natural drainage contours on the site, which then flows into the Hakalau Gulch/Stream. Given the relative size of the project and lot sizes, major impacts to onsite and offsite drainage basins and patterns aze not expected to occur. Any drainage runoff resulting from development of the agricultural subdivision will be directed to onsite drywells for disposal. 25. Flora: The ground cover of the project area consists primarily of abandoned sugar cane, although a portion contain a mix of ti, banana trees, shrubs, vines, fortis and grasses. None of the plants identified within the project site aze listed as threatened or endangered, nor are any a candidate for such status. 26. Fauna: The project site has been substantially altered by perpetual long-term sugar cane cultivation and therefore, no significant faunal resources remain within the project azea. Generally, introduccd birds and feral dogs, cats and mongoose have been observed at the project site. 27. Cultural/Histot~iCa? Resources: An archaeological inventory survey completed for the project area is November 1994 concluded that extensive modification from yeazs of sugar cane cultivation has altered the area and therefore, no archaeological sites or cultural evidence were identified within the site. 28. Air Quality: During construction and at build out, localized vehiculaz emissions will increase compazed to the current condition. Offsite emissions from electrical -4- J • y generation may also slightly increase as the population in the area grows in the future. However, because of the minimal nature and scope of the proposed project, the additional volume of vehicular traffic and fugitive dust during construction is not anticipated to violate State or Federal air quality standards. 29. Noise Quality: Existing background ambient noise levels are influenced by the natural sounds of wind, water, foliage and birds usually estimated at less than 45 Ldn. Manmade noise is generally associated with traffic. After completion of the subdivision project, new noise generators will be motor vehicles and farm equipments traveling on roads within the project and adjacent to the site. Overall, the increase in noise levels is anticipated to remain well within acceptable levels, i.e. not exceeding 55 Ldn. 30. Traffic: According to the Supplemental Traffic Impact Analysis Report (August, 1996), prepared by M&E Pacific, Inc. for the applicant, the existing roadway facilities are adequate to accommodate the proposed 22-lot agricultural subdivision as well as the existing 14-lot agricultural lots. The report indicated that the left turn movements from the northbound and southbound approaches of the Hawaii Belt Highway are forecast to beat level of service A. Therefore, the report concluded that the proposed subdivision will not have an adverse traffic impact and that traffic mitigating measures will not be required. 31. StuTOUnding Land Uses/Zoning: Lands immediately to the south and west of the project area are abandoced sugaz cane fields owned by the applicant and similarly zoned A-20a. The northern boundazy of the project azea abuts the Hakalau Gulch/Stream, which is within the State Land Use Conservation District. Lands to the east and southeast are primarily in residential uses and are zoned RS-7.5. Lands on the Hilo side of Chin Chuck Road are in agricultural uses or vacant and are zoned A-10a. PiTRi i[' FACIL•ITIE4 Alm LtTfi.I1'IF-C 32. Schools: Schools presently serving the proposed project area are I{alanianaole Elementary and Intermediate School and Hilo High School. Because of the limited scope and nature of the proposed project, the number of additional students attending -5- t public schools may only increase minimally. Assuming that each agricultural lot generates one household, according to the Facilities Planning Branch at the Department of Education (DOE), a 22 lot agricultural development would have a total impact of approximately 10 students: 6 elementary children, 1.5 junior high students, and 2.5 high school students. Consequently, the number of students generated by the project would not be sufficient to warrant the construction of new schools or classroom facilities. 33. Parks: Recreational activities in the region reflect opportunities provided by both the public and private sector. At present, the State owns large land areas, including reserves in parts of Mauna Kea and Mauna Loa Forests, which are open to public use. On a smaller scale, areas such as 'Akaka Falls, Kaimukanaka Falls (Boiling Pots), Kalopa Forest and Waipi'o Valley are also under State control. The County of Hawaii owns the neazby Kolekole and Laupahcehce Beach Parks, Rainbow Falls Park, Clem Akins Pazk and Gilbert Carvalho Park, in addition to other neighborhood and community pazks offering a wide variety of different recreational opportunities within the Hilo azea. Based on the extensive presence of existing recreational facilities and the limited scope and nature of the proposed development, the recreation needs generated by the proposed development can be accommodated by existing facilities in the azea. 34. Police/Fire Protection: County fire and police services to the project azea are provided by the Fire and Police Departments in Hilo. Both departments provide 24-hour coverage of the project azea, with a response time of approximately 20 minutes to the site. Given the limited scope and nature of the proposed development, it is anticipated that the proposed project will not significantly affect the ability of the local police and fire departments to provide required levels of service. 35. Medical Services: The community within the City of Hilo proper contains the Hilo Medical Center as well as various medical and dental clinics in the area. The proposed project is not anticipated to add significantly to the demand for emergency and daily medical caze facilities in the Hilo area. -6- PUR .I iT .IT 36. Access: Primary access will be via Chin Chuck Road, a County maintained roadway, which has an approximately 40-foot wide right-of--way with 20-foot wide pavement (in fair condition) and 4 to 6-foot wide grass shoulders. 37. Water: At present, the Hakalau Iki Spring serves the project area, with Wailea Well as a back up source of water. Additionally, there are two existing water tanks proximate to Chin Chuck Road. According to the Department of Water Supply, water can be made available from the existing 6-inch County waterline along Chin Chuck Road. The applicant has 21 additional water commitments through the Hakalau System to provide for the proposed 22-lot development. However, at the time of a subdivision request, construction of water system improvements would be necessary. In total, an agreement with the County of Hawaii Water Commission, provides credit for sixty (60) water units at 600 gallons per day to meet the requirements of the subject project and other planned subdivisions (by the applicant) serviced by the Hakalau system. 38. Wastewater Treatment/Disposal: There is no municipal sewer system in the azea. Therefore, wastewater generated by the proposed subdivision is proposed to be handled by means of individual cesspools or septic tanks meeting with the Department of Health. 39. Solid Waste: The solid waste system for the County of Hawaii consists of landfills located in Hilo and Puuanahulu, supported by transfer stations strategically sited throughout the County. The neazest transfer station is located in Honomu, approximately one mile from the project site. Solid waste generated by the proposed development would be collected and disposed in compliance with applicable Federai, State and County rules and regulations. 40. All other essential utilities or services are or will be made available to the project site. AGENCIES' COMMENTS 41. Real Property Tax Division (August 27, 1996 Memo): "There is currently no agricultural use assessment on this property, however, this -7- property did receive the agricultural use assessment within the last 10 years and may be subject to rollback taxes." 42. Police Department (August 20, 1996 Memo): "We have reviewed the application for a change of zone and have no comments or objections to offer at this time." 43. Department of Public Works: (See Exhibit B -September 4, 1996 Memo) 44. Department of Water Supply: (See Exhibit C -August 21, 1996 Memo) 45. Fire Department: (See Exhibit D -August 13, 1996 Memo) 46. State Land Use Commission: (See Exhibit E -August 15, 1996 Letter) 47. Department of Transportation: (See Exhibit F -September 6, 1996 Letter) 48. Department of Health: (See Exhibit G -September 6, 1996 Memo) AGENCIES' NO RESPONSE 49. Civil Defense, Parks and Recreation, Office of Housing and Community Development, Department of Land and Natm•al Resources, Department of Agriculture and Natural Resources Conservation Service -8- ~PLICATION FOR CHANGE ~ ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT: Mauna Kea A sines Com an Inc. APPLICANT'S SIGNATURE: DATE:~~~-- ichar .Arm- g, Ass~staut reasurer ADDRESS: P.O.Box 15 Paoaikou. Hawaii 96781 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: K. Tallett, President Kent T. Lucien Vice President & Treasurer Richard V. Armstrong. Assistant Treasurer TELEPHONE-BUSINESS: (8081964-3292 RESIDENCE: REQUEST:. Agriculture (A-20a) To Agriculture (A-Sa) (Existing Zoning) (Proposed Zoning) TAX MAP KEY: ~-9-2:23 oor AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 130 t acres LANDOWNER(S): Mauna Kea Agribusiness Company. inc. OWNER'S SIGNATURE: w DATE: l~~s~ (May be by 1 tter) AGENT: Mr. James M. Leonard. AICP ADDRESS: PBR HAWAII -Hilo Office 101 Auouni Street. #310 ' Hilo. Hawaii 96720 TELEPHONE-BUSINESS: (8081961-3333 RESIDENCE: Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Mauna Kea Agribusiness Co.. Inc. COPIES: PBR Hawaii -Hilo Office F]chibit A _ (See instructions in back) ATTACHMENT Agricultural Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? Yes If y~e ,please answer the rest of question 1 and then go to question 3. a. How many acres of the requested area do you intend to subdivide? 130 t acres b. Into what lot sizes? 5-7 acres c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? 90 days d. Do you intend to build houses on the newly created lots? No If yes, please answer the following questions: On how many of the lots? Of what approximate price range? House Lot Total Approximately how long, after approval of the subdivision, would the first house be available for occupancy? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a• Sell or lease the land to someone who has firrrt plans? b. Sell or lease the land to someone who has ntativ plans? c. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (please state) f. If you intend to do either a, b, c, please elaborate on the 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 Yes land will alleviate the local housing situation? How? The proposed agricultural lots will provide additional home ownership opportunities especially for those seeking to establish small scale agricultural use in a location that is proximate to the Hilo markets and transportation infrastructure. 4. Are there any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved? 5. Is the subject land currently being used for any agricultural No activity? If so, please list the kinds of products grown and on how many square feet or acres of land per product. The land is currently covered by abandoned sugar cane. 6. Was your request to allow for the creation of smaller agricultural lots? yes If so, did your plan include the following considerations? a. Commodity to be produced? No What kinds of commodity? No b. Suitability of the proposed lot-size for that commodity? No c. Sufficient farm size to allow reasonable chance of I,~ success in commercial agriculture? d. Agricultural leases or other forms of assurance that potential buyers or leases would put the subject area into No some form of agricultural use? Please state the proposed type of arrangement. The five acre agricultural lot subdivision is intended to provide lot sizes that are sufficient for a variety of diversified agricultural activities while small enough to provide affordable alternatives to the other large lot ownership opportunities in the area. 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 on the subject area? No If so, please describe the problem. 8. Do you think that the roads leading to the subject area needs improvements? Yec If so, what kind? The access road to the proposed project will be improved to meet the requirements of the Department of Public Works. Is the road adequate for the proposed traffic volume or load? Yes 9. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools X b. Roads X c. Sewer X d. Drainage X e. Police Protection X f. Fire Protection X g. Recreational Facilities X h. Public Utilities X i. Other X For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. A coordinated program for police, fire and medical services will be implemented for the proposed agricultural subdivision. Signature: ,c r s~Treasurer Address P.O.Box 15. Papaikou. Hawaii 96781 Telephone:/~_(8081964-3292 Date' ~f2G19G 1.0 PROJECT DESCRIPTION REGIONAL LOCATION The project area is located at Hakalau Nui, South Hilo, between Hakalau Gulch and Chin Chuck Road and comprises a portion of TMK 2-9-2:23, which is owned in fee by the applicant, Mauna Kea Agribusiness Company, Inc. (1~IICA). The approximately 130 acre site extends to the top edge of Hakalau Stream Gulch on its northern boundary and abuts Mamalahoa Highway to the east. Lands south and west of the project area aze abandoned sugar cane fields owned by the applicant. The location and regional context of the project area are shown within the attached Preliminary Development Plan for the project azea. CITE A A TCTI S The property has a general slope of about seven percent with some steeper slopes associated with gulches that border the site. Site elevations range from about 220 feet msl to 610 msl. Most of the project azea is covered by sugar cane plantings, which were abandoned by MKA when their sugar cane cultivation operations ceased in 1994. CHANGE OF ZONE REQUEST The project site is currently zoned Agricultural (A-20a). MKA seeks to change the zoning to A-5 to allow for subdivision of the land into 22 lots of approximately five acres in size. DEVELOPMENT OBJECTIVE After zoning approval, MKA seeks to subdivide the project area into 22 agricultural lots of approximately 5 acres each. The lots will be supported by infrastructure appropriate for diversified agricultural activities. The proposed agricultural lots are part of an overall preliminary development plan for the area (attached) and provide an affordable alternative to the larger lot ownership opportunities in the region. t RF.. 17.ATORY BA K RO 1ND • Subdivision 6699: MKA received subdivision approval on Mazch 4, 1996 for consolidation of resubdivision of the subject parcel into fourteen large lots, as shown on the Preliminary Development Plan submitted with this application. The portion of TMK 2-9-2:23 represented by this application is identified as Lot 9 of Subdivision 6699. • SLU Boundary Interpretation 94-28: MKA obtained a State Land Use District Boundary Interpretation on September 1, 1994 for the subject parcel. • Plan Approval 1907: The County Department of Water Supply received plan approval on January 3, 1982 for construction of a 50,000 gallon water reservoir • Subdivision 4337: The County Department of Water Supply received subdivision approval on July 11, 1979 for the location of the aforementioned water tank site. • Subdivision 2541: MKA received subdivision approval on August 2, 1967 for a slope easement adjacent to Chin Chuck Road. PHASING AND TIMING OF ACTION Following zoning and subsequent subdivision approvals, the agricultural lots at Chin Chuck Road are anticipated to be offered for sale beginning in mid-1997. 2.0 ENVIRONMENTAL CONSIDERATIONS PHYSICAL GEOGRAPHY/CLIMATE Located mauka of Mamalahoa Highway, the project lands are gently sloping, with the northern boundary following the natural contour of the upper edge of Hakalau Stream Gulch. Project area elevations range from approximately 220 feet above msl at the makai or eastern edge, to 2 approximately 610 feet above msl at the mauka or western edge. Northeast trade winds aze prevalent throughout the year, although winter and Kona storms aze accompanied by southerly winds and greater rainfall. Annual rainfall averages over 125 inches, or about 10 to 15 inches per month. Typical of windward azeas, showers aze more frequent during the night and early morning. Several small gulches provide drainage from the property following heavy rains. Daytime temperatures average from 70 degrees Fahrenheit to the lower 80's, with the nighttime range extending from around 70 degrees Fahrenheit to the upper 60's. GEOLOGY/SOILS Soils in Hawaii are commonly rated in terms of three classification systems: (1) Detailed Land Classification; (2) Soil Survey; and (3) Agricultural Lands of Importance to the State of Hawaii (ALISH). These classifications aze discussed below. Detailed Land The 1967 Land Study Bureau Detailed Land Classification assigns Classification productivity ratings as an indicator of overall agricultural suitability, taking into account the soils nature, other physical chazacteristics, and climate, as expressed in a classification of "A. (most productive) through "E. (least productive). None of the proposed project lands are classified as A or B. Soil Survey Soils on the site are identified by the Soil Conservation Service Soil Survey of the Island of Hawaii as primarily HoC, Hilo silty clay loam series with slopes between 0 and 10 percent. These soils aze described as having good permeability, slow runoff and slight erosion hazard. There are no significant restrictions applicable to construction that cannot be mitigated. ALISH The Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system identifies three types of agricultural lands based on characteristics such as soil quality, growing season, moisture supply and previous agricultural use. The three classifications used aze: Prime, Unique, and Other Important Lands. Under this system, the subject lands aze classified as "Prime Agricultural Land" due to their previous use in sugazcane production. 3 IIora/Fauna The ground cover of the project area consists primarily of abandoned sugar cane, although several small gulches contain a mix of exotic trees, shrubs, vines, forts and grasses. These include ti, banana, eucalyptus, lcukui, African tulip, rose apple, royal palm, monsters, ginger and ironwood. None of the plants recorded during the survey aze listed as threatened or endangered, nor are any a candidate for such status. The project site has been substantially altered by perpetual long-term sugarcane cultivation and therefore, no significant faunal resources remain within the project area. Generally, introduced birds and feral dogs, cats, and mongoose have been observed on the property. HISTOR_TC/ARCIiAEOLOGiCAL R_FSOLTRCES An azchaeological inventory survey completed for the project area in November 1994 concluded that extensive modification from years of sugaz cane cultivation have altered the azea and therefore, no archaeological sites or cultural evidence were identified within the site. AIR QUALITY Due to the predominantly northeast trade winds, Hawati generally enjoys high air quality; however, both regional and localized air quality impacts will result from the proposed project development. Temporary impacts include emissions from increased vehicular activity during construction, and fugitive dust created by construction activities. During construction and at build out, localized vehiculaz emissions may increase slightly compared to the current condition Offsite emissions from electrical generation may also slightly increase as the population in the azea grows in the future. While under agricultural production, sugazcane burning was the major source of air pollution. However, because of the minimal nature and scope of the proposed project, the additional volume of vehiculaz traffic and fugitive dust during construction is not anticipated to violate State or Federal air quality standards. 4 NOISE OtrALTTY Existing background ambient noise levels aze influenced by the natural sounds of wind, water, foliage, and birds usually estimated at less than 45 Ldn. Manmade noise is generally associated with traffic. After completion of the project, new noise generators will be motor vehicles traveling on roads within the project and adjacent to the site. Overall, the increase in noise levels is anticipated to remain well within acceptable levels, i.e. not exceeding 55 Ldn. Estimates for similar agricultural projects in rural areas support this conclusion. 3.0 PROJECT INFRASTRUCTURE REQUIREMENTS WATER SYSTEM At present, the Hakalau 11d Spring serves the project, with Wailea Well as a back up source of water. Additionally, there aze two existing water tanks proximate to Chin Chuck Road. Water is available through the County water system that abuts the project site. The applicant, through an agreement with the County of Hawaii Water Commission, has sufficient water commitments through the Hakalau System to provide for the subject development. In total, the agreement provides credit for sixty (60) water units at 600 gallons per day to meet the requirements of this and other MKA planned subdivisions serviced by the Hakalau system. DRAINAGE SYSTEM The project site is outside of flood prone areas and does not include areas subject to tsunami inundation hazards. At present, surface drainage ultimately follows natural drainage contours on the site, which then flows into Hakalau Stream Gulch. Given the relative size of the project and lot sizes, major impacts to on and offsite drainage basins and patterns are not expected to occur. Any drainage runoff resulting from development of the agricultural subdivision will be directed to onsite drywells for disposal. 5 cor.ID WASTE The solid waste system for the County of Hawau consists of landfills located in Hilo and Puuanahulu, supported by transfer stations strategically sited throughout the County. The nearest transfer station is located in Honomu, approximately one mile from the project site. Solid waste generated by the project would be collected and disposed in compliance with applicable Federal, State, and County rules and regulations. Because the proposed project would not cause a change in the manner of collection and disposal and because no hazardous wastes would be generated, the proposed project is not expected to result in any adverse impacts relative to solid waste disposal. Because of the nature and scope of the proposed project, it is not anticipated that a new transfer station will be required. SEWERAGE SYSTEM Wastewater generated by the proposed subdivision is proposed to be handled on site by means of individual cesspools or septic systems meeting the approval of the State Department of Health and County Depaztment of Public Works. POWER/COMMLTNTCATION SYSTEMS Hawaii Electric Light Company provides electrical services to the area, and telephone communications are furnished by Hawaiian Telephone Company. Cable TV service is provided in the Hakalau area by Hawaiian Cablevision of Hilo. Based on the availability of present service capabilities and planned improvements to the electrical and telephone utilities, significant impacts aze not expected to result from the proposed project. ROADS/CIRCULATION SYSTEMS The 22 agricultural lots would be accessed from three cul-de-sac roads that stem from Chin Chuck Road, as shown on the Preliminary Development Plan. All roadway improvements will be constructed in accordance with County and State standards and in consultation with the County Department of Public Works Engineering Division and the State Department of Transportation Highways Division. 6 4.0 PUBLIC SERVICES ~ Hoo .c Schools presently serving the proposed project area aze Kalanianaole Elementary and Intermediate School and FLIo ITigh School. Because of the limited scope and natwe of the proposed project, the number of additional students attending public schools may only increase minimally. Assuming that each agricultural lot generates one household, according to the Facilities Planning Branch at the Department of Education (DOE), a 22 lot residential development would have a total impact of approximately 10 students: 6 elementary children, 1.5 junior high students, and 2.5 high school students. Consequently, the number of students generated by the project would not be sufficient to warrant the construction of new schools or classroom facilities. However, it is anticipated that, as a condition of approval, the applicant will contribute its fair shaze contribution to the State Depaztment of Education relative to educational facility improvements. EABKS Recreational activities in the region reflect opportunities provided by both the public and private sector. At present, the State owns large land areas, including reserves in parts of Mauna Kea and Mauna Loa Forests, which are open to public use. On a smaller scale, areas such as 'Akaka Falls, Kaimukanaka Falls (Boiling Pots), Kalopa Forest, and Waipi'o Valley are also under State control. The County of Hawau owns the nearby Rainbow Falls Park, Clem Akins Park, Gilbert Carvalho Pazk, in addition to other neighborhood and community parks offering a wide variety of different recreational opportunities within the Hilo azea. Based on the extensive presence of existing recreational facilities and the limited scope and nature of the proposed development, the recreation needs generated by project development can be accommodated by existing facilities in the area. POLICE/FIRE PROTECTION The project azea's fire and police services are provided by the Fire and Police Departments in IIilo. Both departments provide 24-hour coverage of the project area, with a response time of approximately 20 minutes from the site. Given the limited scope and nature of the proposed development, it is not anticipated that the proposed project will significantly affect the ability of the local police and fire departments to provide required levels of service. MEDICAL SERVICES The neighboring community of Hilo contains a hospital (Hdo Medical Center), as well as various medical and dental clinics in the azea. The proposed project is not anticipated to add significantly to the demand for emergency and daily medical caze facilities in the Hilo azea. POSTAL SERVICES Counter postal services are available at the Hakalau Post Office near the project site, as well as at two post offices in Hilo. It is anticipated that the probable increase in population due to the proposed agricultural subdivision would not significantly affect existing postal service. 5.0 CONSISTENCY WITH THE GENERAL PLAN The Hawaii County General Plan is a policy document for the long range comprehensive development of the Island of Hawan and provides direction for balanced growth of the County. The Plan contains goals, policies, and standazds concerning thirteen functional areas as well as a series of land use maps referred to as the General Plan Land Use Plan Allocation Guide (LUPAG) Maps. Because the general azea was used historically for cultivation, the present LUPAG Map designation for the property has been determined as Agriculture. Therefore, the proposed agricultural lot subdivision is an appropriate and consistent use of project lands. The following sections descn'be the consistency of the proposed development to the pertinent goals, policies, and courses of action of the General Plan. I) ECONOMIC Gonls Provide residents with opportunities to improve their quality oj'lije. 8 r Economic development and improvements shall be in balance with the physical and social environments of the Island of Hawaii. The County of Hawaii shall strive for diversity and stability in its economic system. The County shall provide an economic environment which allows new, expanded or improved economic opportunities that are compatible with the County's natural and social errvironment. Policies The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation, The County of Hawaii shall require a study of significant social and physical impacts of large developments prior to approval. • The County of Hawaii's land water, air, sea, and people shall be considered as essential economic resources for present and future generations and should be protected and enhanced through the use of economic incentives. Response: The proposed residential development w~71 famish short term construction jobs, and support new jobs associated with the diversified agricultural uses that will take place on the agricultural lots. Using sensible planning principles and developing needed support facilities and infrastmcture in an orderly fashion, MKA can minimize any potential adverse effects to the physical and social environment of the area. The proposed project will help eapand opportunities for land ownership, especially for those looking for preferred agricultural lands that can support a variety of diversified agricultural activities. 2) ENV11tONMENTAL QUALITY Sz9S~ Maintain and if feasible, improve the existing environmental quality of the Island 9 Policies The County of Hawall shall take positive action to further maintain the quality of the environment for residents both in the presenl and the future. Minimum controls are established by the Federal and State govertmrents. Through its powers, the County shall reinforce and strengthen established standards where they are necessary, principally by initiating, recommending, and adopting ordinances pertaining to the control of pollutants which affect the environment. The County shall keep apprised and advise the public of enrvironmental conditions and research undertaken about the island's environment. Response: Historically, the agricultural use of the area is evident in the current low density land use pattern. Development of the project area bas been designed to utilize land that is in keeping with the historical agricultural use of the land and the surrounding area. The proposed subdivision will, however, provide agricultural and land ownership opportunities to a broader range of potential users. As such, the proposed project will aot negatively impact environmental resources, but utilize ezisting agricultural resources to their best potential NII{A intends to maintain environmental quality, comply with all Federal, State, and County environmental rules and regulations, and mitigate potential adverse impacts to the greatest eztent practical. Applicable mitigation measures will be employed to reduce potential air and water quality impacts that may occur with the proposed subdivision. 3) FLOOD CONTROL AND DRAINAGE Goals Conserve scenic and natural resources. Protect human life. t0 Prevent damage to manmade improvements Control pollution. Prevent damage from imrndation. Reduce surface water sediment runoff. Pol'cies All development generated runo~shall be disposed of in a manner acceptable to the Department of Public Workr. It is the responsibility of both the government and the private sector to maintain and improve existing drainage systems and to construct ne}v drainage facilities. Response: Development of the planned agricultural lot subdivision will respect and preserve the natural resources found within the project area, and will comply with all Federal, State, and County environmental rules and regulations to mitigate, to the greatest eztent practical, potential adverse impacts associated with soil erosion and sedimentation. The lots planned for the project are not sited in flood prone areas nor does the site include areas subject to tsunami inundation hazards. Appropriate drainage improvements will be developed and mitigative measures taken during construction to minimize potentially adverse environmental impacts associated with construction phases of development. These measures will be described within a sedimentation and erosion control plan, which will be submitted to the Department of Public Works prior to grading permit approval. 4) NATURAL BEAUTY >oalc Protect, preserve, and enhance the quality of areas endowed with natural beauty, including the quality of coastal scenic resources 11 Protect scenic vistas and view planes from becoming obstructed Maximize opportunities for present and future generations to appreciate and enjoy natural and scenic beauty. i ie Access easement to public or private lands which have natural or scenic value shall be provided or acquired for the public. Standard criteria for natural and scenic beauty shall be developed as part of design plans. Response: Scenic views to the mountains and the shore will not be obstructed by the planned low density agricultural subdivision. Design controls protecting the natural open space areas will enhance visual continuity and compatibility with the surrounding environment. 5) NATURAL RESOURCES AND SHORELINE Goals Protect and conserve the natural resources of the County of Hawaii from undue exploitation, encroachment, and damage. Provide opportunities for the public to fulfill recreational, economic, and educational needs without despoiling or endangering natural resources Protect and promote the prudent use of Hawaii's unique, fragile, and significant emironmenta! and natural resources. Protect rare or endangered species and habitats native to Hawaii. Protect and effectively manage Hawaii's open space, watersheds, and natural areas. 12 e Ensure that alterations to existing land forms and vegetation, except corps, and construction of structures cause minimum adverse effects to water resources and scenic and recreation amenities; and minimum danger of floods, landslides, erosion, siltation, or failure in the event of earthquakes. li i The shoreline shall be protected from the encroachment of manmade improvements and structures. Encourage the use of native plants for screening and landscaping. Response: As noted in the previous sections of this application, the proposed development would not negatively impact environmental or natural resources of the area because the project site is located significantly inland and shoreline areas are not impacted by the proposed development. The project is not clearly visible from heavily traveled roadways in the area 6) PUBLIC FACILTT]ES Si~.1 Encourage the provision of public facilities that effectively service community needs and seek ways of improving public service through better and more functional facilities which are in keeping with the environmental and aesthetic concerts of the community. Policies The County shall continue to seek ways of improving public service through the coordination of service and by maximizing the use of personnel and facilities The County shall coordinate with appropriate State agencies for the provision of public facilities to serve the needs of the community. 13 S) RECREATION froals Maintain the natural beauty of recreation areas. Provide a diversity of environments for active and passive pursuits. li ie • The County shall coor~nate recreational programs and facilities with governmental and private agencies and organizations. Innovative ideas for improving recreational facilities and opportunities shall be considered Response: Park and recreational areas in the region provide a broad range of recreational opportunities to the public. At present, the State owns large land areas, including reserves in parts of Mauna Kea and Mauna Loa Forests, which are open to public use. On a smaller scale, areas such as 'Akaka Falls, Kaimukanaka Falls (Boiling Pots), Kalopa Forest, and Waipi'o Valley are also under State control. The County of Hawaii owns the nearby Kolekole and Laupahoehoe Beach Parks, in addition to other neighborhood and community parks offering a wide variety of different recreational opportunities near the project area. Based on the eztensive presence of ezisting recreational facilities, the recreation needs generated by project development can be accommodated by ezisting facilities in the area 9) TRANSPORTATION Provide transportation system whereby people and goods can move efficiently, safely, comfortably, and economically. Policv The improvement of transportation service shall be encouraged 15 f Response: Subdivision roadways will be designed and constructed to County dedicable standards. Additionally, MKA will work with the State Department of Transportation to develop appropriate offsite roadway improvements. 10) LAND USE nl Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environment of the County. Protect and encourage the intensive utilization of the County's important agricultural lands. Protect and preserve forest, water, natural, and scientifrc reserves and open area 1Po ides Zone urban and rural types of uses in areas with ease of access to community services and employment centers and with adequate public utilities muf facilitie,~ Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood community, region, and County. The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social emironment. Response: The proposed agricultural subdivision is in keeping with the County's long range plan for the area, as indicated on the County General Plan LUPAG map. The project lands are designated for intensive agricultural use. By providing lot sizes of five to seven acre, which are an affordable alternative to other agricultural land ownership opportunities in the region, the proposed project 16 will be in keeping with the County policy to "allocate appropriate requested zoning in accordance with the ezisting or projected needs of neighborhood, community, region, and County". 6.0 LIST OF SURROUNDING PROPERTY OWNERS 2-9-2:22 2-9-2:21 2-9-2:20 Tsuha, Al&ed/Dale L & R Farm Ina Tsuha Condo& Tsuha, A/D P.O. Box 325 P.O. Box 227 P.O. Box D Hakalau, HI 96710 Papaikou, HI 96781 Hakalau, HI 96710 2-9-2:19 2-9-2:51 2-9-2:18 Ah Yo, Gabriel et al Crivello, Glenn/Veronica Duplicate of 2-9-2:51 P.O. Box 35 P.O. Box U Honomu, HI 95728 Hakalau, HI 96710 2-9-2:17 2-9-2:16 2-9-2:15 Kunishi, John T. Jr. SOH/Choi Young Su Arakawa, Marion et al 1712 Kilauea P.O Box 1694 P.O. Box 313 Hilo, HI 96720 Keaau, HI 96749 Hakalau, HI 96710 2-9-2:3 2-9-2:1 2-9-2:37 Mauna Kea Agribusiness Co., Inc. Maims Kea Agribusiness Co., Inc. Shimooka, Raymond et al 97-714 Kealaluna Dr. Aeia, HI 96701 2-9-2:24 2-9-2:36 2-9-2:44 Bento, Cazol MKA dt Hakalau Jodo Mission Vierra,•Albert/Josephine P.O. Box 224 P.O. Box 18 P.0. Box 175 Hakalau, HI 96710 Papaikou, HI 96781 Hakalau, HI 96781 2-9-2:25 2-9-1:23 2-9-1:22 Mauna Kea Agribusiness Co., Inc. Ouye, Waichi et al Duplicate of 2-9-1:23 P.0. Box 116 Hakalau,HI 96781 2-9-1:15 2-9-1:17 2-9-1:14 Duplicate of 2-2-1:23 & :22 Duplicate of 2-9-1:23, :22 & :15 Kealoha, Yvonne P.O. Box 366 Hakalau, HI 96781 2-9-1:13 2-9-1:19 2-9-1:12 Kubo, Kiyoshi Rabang, Mazlene Gazcia, Joseph et al P.0. Box 244 P.0. Box 384 P.O. Box 278 Hakalau, HI 96781 Hakalau, HI 96781 Hakalau, HI 96781 17 2-9-4:39 2-9-4:38 2-9-4:69 Sunabe, MadAgnes KaGSU, Melvyn/Dixie Chinen, Clyde S. P.O. Box 282 P.O. Box 308 P.O. Box 104 Hakalau, HI 96781 Hakalau, HI 96781 Hakalau, HI 96781 3-1-4:01 3-1-1:01 3-1-1:04 SOH-DLNR Mauna Kea Agribusiness Co., Ina Mauna Kea Agribusiness Co., Inc. P.O. Box 936 Hilo, HI 96720 3-1-1:06 3-1-1:21 Mauna Kea Agribusiness Co., Inc. Patten, Gilbert & Mauna Kea Agribusiness Co., Inc. 18 4 ®i ~ i ~ ~ ~i ~ a e i i, ~ ~ ~A ~ i I z I ~ ~ ~ o I m~~ t N Y ~ U Z 1 V 2 2 u U O =A Fy9¦ NO_ W « , ' „ 6 W J y Wuq f nN: ~y? g ~ C~~~ i ~ W ~ » 1 \.^lf- ~;~iy. -~_a , ; r- ~,P / ' ~ -S ~ r DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE : September 4, 1996 ?~leHZOnaotdu,~.to TO Virginia Goldstein, Planning Director Planning Department FROM ~ la e . K Divisio Chief Engineering Division SUBJECT: Change of Zone Application (REZ 96-21) Applicant: Mauna Kea Agribusiness Company, Inc. Location: Hakalau, South Hilo, Hawaii TMK: 3 / 2-9-02: por. 23 Ref. Sub. No. 95-81, DPW Folder No. 2935 We have reviewed the subject application and our comments are as follows: 1. Buildings shall conform to all requirements of code and statutes pertaining to building construction. 2. All development generated runoff shall be disposed on site and shall not be directed toward any adjacent properties. The applicant shall be informed that if drywells are included in the subject improvements, an Underground Injection Control (UIC) permit can be applied for from the Department of Health, State of Hawaii. 3. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 4. All driveway connections to a County road shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. 5. Wastewater disposal shall meet the rules and regulations of the DPW, Wastewater Division. 6. The Hawaii Belt Highway is under the jurisdiction of the Hawaii Department of Transportation (HDOT). Comments and requirements concerning this road should be directed to the HDOT. - - -ar Exhibit B _ Memorandum September 4, 1996 Page 2 of 2 7. Chin Chuck Road is a County roadway. It has an approximate 20-ft. wide pavement (in fair to poor condition) with 4 to 6-ft. wide grass shoulders, within an approximate 40-ft. right-of-way. DPW recommends that the applicant either resurface the entire road, up to their last private roadway; or pay their fair share of improvements necessary, meeting with the Planning Department. 8. DPW understands that the proposed access road from Chin Chuck Road will be a private non-dedicable roadway. The subdivision's interior roadways will be private non-dedicable roadways also. 9. DPW was informed that the HDOT is requesting intersection realignment improvements at the Hawaii Belt Highway/Old Mamalahoa Highway/Chin Chuck Road intersection. The Old Mamalahoa Highway is a County road. It's pavement is in fair to good condition, with grass shoulders. 10. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division. 11. The submitted traffic impact analysis report needs to be stamped and certified by a licensed professional traffic engineer. 12. Solid waste management shall conform to the rules and regulations of the DPW, Solid Waste Division. CKY a1 a~ rg Ifs ,i1 DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII ~~~e•rr•N ~ 25 AUPUNI STFEET • HILO, HAW qII 96720 TELEPHONE 18081969~t421 FAX 180819696996 r9 August 21, 1996 0 / -o - 3 ~ T0: Planning Department o s FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION N0. 96-21 APPLICANT - MAUNA KEA AGRIBUSINESS COMPANY, INC. TAX MAP KEY 2-9-2: PORTION OF 23 We have reviewed the subject application. Water can be made available from an existing 6-inch waterline along Chin Chuck Road. In accordance with the Department's "Water Commitment Guidelines Policy," a water commitment for 21 additional units in the proposed 22-unit development in the amount of 12,600 gallons per day is in effect. Should the subject application be approved and a subdivision application be formally executed, final approval will be subject to the following conditions: 1. Construct necessary water system improvements, which shall include, but not be limited to: a. water mains capable of delivering water at adequate pressure and volume under peak-flow conditions; minimum diameter of mains shall be 4 inches, and b. service laterals that will accommodate a 5/8-inch meter to each lot. 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, which is subject to change, of $25,200.00. For your information, effective July 1, 1997, the required facilities charge will increase to $39,375.00. ~ / ~ / F~chibit c UVafer b~inyd progradd... Planning Department Page 2 August 21, 1996 4. Comply with all other applicable policies and requirements of the Department's Rules and Regulations. Noncompliance may be cause for voiding this water commitment, at which time availability will be subject to change in accordance with prevailing water system conditions, policies, and Rules and Regulations. 5. Before water service can be granted, the water system along with all necessary easements must be conveyed to the Water Commission of the County of Hawaii. Should there be any questions, the subdivider may 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. Milton D. Pnvao, P.E. Manager WA:cmk copy - Mauna Kea Agribusiness Company, Inc. Customer Service Section t'~,a h ~ ~~!o Nelson M. Tiv Stephen K Yamashiro F"°~ - ~ Edward Bumat: ~yoi'Ni'N~ Deputy Fie Guef ~II1itt~}~1 II~ ~tl~tlit FIRE DEPARTMENT 777 Kilauea Avenue • Mall Scene, Room 6 • Hilo, Hawaii %720N39 ~ n (808) %1.8297 • Pax (808) %1-82% i August 13, 1996 _ ~ - ~ ~ ~ To: Virginia Goldstein, Planning Director From: Nelson M. Tsuji, Fire Chief SUBJECT: CHANGE OF ZONE APPLICATION (REZ 96-21) APPLICANT: MAUNA KEA AGRIBUSINESS COMPANY, INC. REQUEST: A-20a TO A-5a TAX MAP KEY: 2-9-2:PORTZON OF 23 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. "SXCSPTIONS: 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 D To: Virginia Goldstein, Planning Director Page 2 August 13, 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 liodifications. 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 afire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. To: Virginia Goldstein, Planning Director Page 3 August 13, 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. (a) Type Required. The chief shall designate the type and number of fire appliances to be installed and maintained in and upon all buildings and premises in the jurisdiction other than private dwellings. This shall be done according to the relative severity of probable fire, including the rapidity with which it may spread. Such appliances shall be of a type suitable for the probable class of fire associated with such building or premises and shall have approval of the chief. "(b) Special Hazards. In occupancies of an especially hazardous nature or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, additional safeguards may be required consisting of additional fire appliance units, more than one type of appliance, or special systems suitable for the protection of the hazard involved. Such devices or appliances may consist of automatic fire alarm systems, automatic sprinkler or water spray systems, standpipe and hose, fixed or portable fire extinguishers, suitable asbestos To: Virginia Goldstein, Planning Director Page 4 August 13, 1996 blankets, breathing apparatus, manual or automatic covers, carbon dioxide, foam, halogenated and dry chemical or other special fire-extinguishing systems. Where such systems are installed, they shall be in accordance with the applicable Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform Fire Code Standards do not apply. "(c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. "(d) Fire Hydrant Barkers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. "(e) Timing of installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived. "(f) All fire alarm systems, fire hydrant systems, fire extinguishing systems (including automatic sprinklers), Class I, II, III (combination standpipe system) and combined systems, basement inlet pipes, and other fire protection systems and appurtenances thereto shall meet the approval of the fire department as to installation and location and shall To: Virginia Goldstein, Planning Director Page 5 August 13, 1996 be subject to periodic tests as required herein. Plans and specifications shall be submitted to the fire department for review and approval prior to installation." ~ L I Fire Chief NMT/mo P 'a =9M k~ I BENJAMIN J. CAYETANO i! covEANOe I:' ~ Ea7NER VEDA s`\ t E%ECUiNE OFflCE 5 ! /n STATE OF HAWAII DEPARTMENT OF BUSINESS, ECONOMIC DEVELOPMENT & TOURISM LAND USE COMMISSION P.O. Box 2359 Honolulu, HI 96804-2359 Telephone: 808-587-3822 Fax: BOB-587-3827 August 15, 1996 0 J Ms. Virginia Goldstein Planning Director County of Hawaii =i Y-9 25 Aupuni Street, Room 109 Hilo, Hawaii 96720-4252 i r Dear Ms. Goldstein: ~ c Subject: Change of Zone Application (REZ 96-21) for Mauna Kea Agribusiness Company, Inc., Hakalau Nui, South Hilo, Hawaii, TMR 2-9-02: por. 23 we have reviewed the subject application transmitted by your memorandum dated August 9i 1996. Based on the preliminary subdivision plan, it appears that the subject site is located within the State Land Use Agricultural District. we note that the preliminary subdivision plan includes a reference to a point along the site boundary as following the Conservation District (edge of gulch). Please be advised that according to Boundary Interpretation No. 94-28, dated September 1, 1994, the Agricultual/Conservation District boundary in that area follows the northern side of the agricultural road as it existed in 1969. We have no further comments to offer on the subject application. Thank you for the opportunity to provide comments on this matter. Should you have any questions, please feel free to call me or Bert Saruwatari of our office at 587-3822. Sincerely, ESTHER VEDA. Executive Officer EU:bks Exhibit E ~f s. I/ STP 96-218 HWY-PS 2.1749 Sr? - 6 i95S M~. Virginia Goldstein Director Planning Department County of Hawaii 25 Aupuni Street, Room 109 Hilo, Hawaii 96720 Deer Ms. Goldstein: Subject: Changs oL Zone Application (REZ 96-21), A-20a to A-sa, Agricultural Subdivision [Mauna Kea Agribusiness Company, Inc.], Hakalau Nui, South Hilo; TMK: 2-9-2: 23 Thank you for requesting our review of the subject change of zone. We have the lollowinq comment: our attached comments regarding the project's traffic study (HWY-H 96-2.1064, dated August 14, 1996 and HWY-H 95-2.0378, dated April 18, 1995) to the consultant, M&E Pacific, Inc. are :till valid and applicable. very truly your:, J_x1U t~AY~+sxID~ ~ Director of Transportation EnoloctXrea E7thibit F - KN7-~ 96-2.1064 August 14, 1996 Mr. Edward Harada Mi$ Pacific, Inc, 100 Pauahl Street suite 212 Kilo, Kavai'1 96720 Dear Mr. Karada: sUlJECT: Supplsmental Traffic Impact Analysis Report Chia Chuck Read Agricultural iubdiviaioa Mauna Rea Agribusiness, Iaa. The 2ollowiag are our rommant¦ regarding the subject report: 1. The traffic report should assess the impact of the maximum number o! dwelling unite !or the 36 Iota. Gnlsss speeiftcally prohibited, each lot should be eoaaidared eligible !er as obana dwelling and reilaetad as such in the report. 2. The axiatiaq roadway defieianclas (e. geometries, slgbt distance, sec.) should be idaaeilisd and mit:Qation msasares provided. 3. The initial and supplsmeatal ezaflic reports have been transmitted to our iraf2le araneh for their review and comment. ebould there be any qusstiona, please call Mr. Robert Taira at 937-4640. very trul yours, tCe C . xccr..vRE ~If+ ava~'i Diatrlet Ynyineer . xMr-K 95-2.o37e April 18, 1995 Mr. Ed Narada Mi$ Aacitlc. Inc. 100 Pauahi ctr•es 9uit• 212 Hilo, Naraii 96720 Dear Dar. Hnrada: 9UaJ8cT: Tra!tie study !or Proposed iS-Lot Aq.2o eubdiviaion chin Chuek Aoad, tsakalau, Rswaii Halt Road, Project xo. anR 3(i=) Our commsnta an the report art attached, wa have ne obj•etien• to the coacluaion that th•rs will b• ralatiwly rmall impact. on ehe Hawaii s•lt Road. Mow•vr, tra!!ie impacts may b• uad•ratata4 !or the old Gw••rnm•nt Main Road/Chin Chuek Read iat.r••etion. M• eantativly rseomm•ad that tha following m•aaus•a b• takes: 1, Improve the available might di•taac• as mush a• !•u lAl• at the OSd Oowrnm.nt Main leoadJChia Cbuak Road Sat•ra•ctien. a•!or• drawing up the subdivision plat papa, w augq~st contacting tba eora•r private prep•sty ewnss. 2. Ii unable to solve the psobl•m o! lack o! signt dlatanet, other improvam•nes may bs required: widen the paved ahould~rs, ia•tall stzs•t 1lghta, install !lashing w~rainq lights, or provide drainagt imprevem•nta. Since the proposal is tentative in nature, imadiat• rwisionr to tht traflie study would be sup•rlSuous. ?leas. do not submit a rwis•d study until such time as the aubdivisioa appliaatieA is eubmlttsd. should you have any qu•stiens, piNS• call Mr. Robert Taira aL tsl•phoa• number e0e-f 2f-4640. vsy CI~ODr•, ~ t~l/ sTAMLfT T2i1N~A Acting Hawaii Di•trlct ingin••s a. r. a., ilNJ~MIN J. C1viT~NO twWRlMQ MIIKi OOViRNOR ~ ~ oiRic-on w reury 3TATH OF HAWAII DEPARTMENT OF HEALTH yap ro. lox Hi ~ nl~o, N~w~u ai73+-0i+i _.._-MAO l ~ ! A/~ tic. / DATE: September 6, 1996 s~ ~ 0 c9 T0: Planning Director, County of Hawaii FROM: Chief Sanitarian, Hawaii District SUBJECT: Change of Zone Application (REZ 96-21) Applicant: Mauna Kea Agribusiness Company, Inc. Request: A-20a to A-5a Tax Maw Kev: 2-9-2:portion of 23 Undergrcund 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." The applicant should contact the Army Corps of engineers (COE) to identify whether a Federal permit (including a Department of Army (DA) permit) is required for this project. A Section 401 Water Quality Certification (WQC) is required for "Any applicant for Federal license or permit to conduct any activity including, but not limited to, the construction or operation of facilities, which may result in any discharge into the navigable waters...", pursuant to section 401(x)(1) of the Sederai water Pollution Act (commonly known as the "Clean Water Act (CWA)"). If the project involves the lollowing activities with discharges into State waters, an NPDES general permit is required for each activity: a. Discharge of storm water runoff associated with construction activities, including clearing, grading, and excavation that result in the disturbance of equal to or greater than tive (5) acres of total land area; b. Construction dewaterinq effluent; ,,,9 ~.6~ c. Non-contact cooling water; Exhibit G Planning Director, County of Hawaii September 6, 1996 Page 2 d. Hydrotesting water; and e. Treated contaminated groundwater frcm underground storage tank remedial activity. The application for NPDES general permit coverage should be submitted to the Director at least 30 days prior to the discharge to State waters. If there is any type of process wastewater discharge from the facility into State waters, the applicant may be required to apply far an Individual NPDES permit. The application for an Individual NPDES permit should be submitted to the Director at least 180 days prior to the discharge of process wastewater to Stat• waters. Should you hav any further questions regarding this matter, please contact the Engineering section of the Clean water Hranch in Honolulu at (808) 586-4309. The subject lot(s) are located in aNon-Critical Wastewater Disposal Area where cesspools are allowed under the currant rules. More than one cesspool is allowed provided 10,000 sq. ft. per cesspool 1s available. Each cesspool can dispose of 1,000 gallons per day of wastewater. .~1 AARON UENO Chief sanitarian, Hawaii District WP51:RE296-21.mi BMKAChrv.AGK-I 1/8/96 COUNTY OF HAWAII PLANNING DEPARTMENT UPDATED BA K RO FpORT MAUNA KEA AGRIBUSINESS COMPANY, INC. CHAN('E OF ZONE APPLICATION (R 96-21~ MAUNA KEA AGRIBUSINESS COMPANY, INC. is requesting an amend to the application for a Change of Zone for approximately 395± acres of land by changing the district classification from Agricultural (A-20a) to Agricultural (A-l0a). The property is located on the mauka side of Hawaii Bel[ Highway, between Chin Chuck Road and Hakalau Gulch/Stream at Hakalau Nui, South Hilo, Hawaii, TMK: 2-9-2:52 thru 60 and 2-9-4:87 thru 91. GENERAL INFORMATION 1. Landownership: The subject properties are owned in fee by Mauna Kea Agribusiness Company, Inc., a wholly owned subsidiary of C. Brewer and Company, Ltd.. APPLICANT'S REO TFST 2. Original Request: In the initial application submitted in July 1996, the applicant requested a Change of Zone for approximately 124-f acres of land from A-20a to A-Sa in order to create a 22-lot agricultural subdivision with minimum lot size of 5 acres. The existing thirteen 20-acre agricultural lots and the proposed 22-lot subdivision would result in a total agricultural subdivision of 35 lots. 3. Current Request: By letter dated October 22, 1996, the applicant submitted revision to the initial application and is currently requesting a Change of Zone for approximately 395± acres of land from A-20a to A-10a. (See Exhibit A) The applicant indicated that the residents in the azea as well as the surrounding community expressed concerns that the minimum size of 10 acres or lazger would be more compatible with the chazacter of the surrounding azea. As such, the applicant's proposal to consolidate and resubdivide the project azea would still result in the total 35 agricultural lots with minimum 10 acres in size. The approximately 395± acre project area abuts the Hawaii Belt Highway to the east, Chin Chuck Road to the south and extends to the west at the approximately 900 foot elevation. The 35 agricultural lots «'ould access either directly from driveways to Chin Chuck Road or from interior roadways connecting to Chin Chuck Road. According to the applicant, all roadway improvements will be constructed in accordance with the Department of Public Works. AGENCIES' COMMENTS 4. Police Department (October 25, 1996 IViemo): "We have reviewed the request to amend the change of zone application and have no comments or objections to offer at this time." 5. Department of Health (October 25, 1996 Memo): "Health Department found no envirotunental health concerns with regulatory implications in the submittals." 6. Department of Public Works: (See Exhibit B -October 30, 1996 and September 4, 1996 Memos) 7. Department of Water Supply: (See Exhibit C -October 24, 1996 and August 21, 1996 Memos) 8. Real Property Tax Division (See Exhibit D -October 30, 1996 Memo) 9. State Land Use Commission: (Sec Exhibit E -October 25, 1996 Letter) AGENCIES' NO RESPONSE 10. Civil Defense, Fire Department, Parks and Recreation, Department of Land and Natural Resources, Department of Transportation, Department of Agriculture and Natural Resources Conservation Service -2- • : . ~ Clil i 2? P~ 3 CS L\]'DSGPE ANCIIITERCNE r' ~ : ~ E]VINO.\'NENTAL STCDIES 1, October 22, 1996 Ms. Virginia Goldstein, Director County of Hawaii Planning Department 25 Aupuni Street, #109 Hilo, Hawaii 96720 SUBJECT: CHIN CHUCK ROAD PROJECT APPLICANT: MAUNA KEA AGRIBUSINESS CO., INC. REQUEST: REVISIONS TO CHANGE OF ZONE APPLICATION (I2EZ 96-21) TMKs: 2-9-2: 52-60 AND 2-9-4: 87-91 Dear Ms. Goldstein: On behalf of Mauna Kea Agribusiness Co., Inc. (MICA), this letter is to request revisions to the subject Change ofZone application (REZ 96-21), which was submitted to the Planning Department on July 26, 1996, and is currently pending before the Planning Commission. This Change ofZone application sought to rezone a 124-acre parcel from A-20a to A-Sa. The 124-acre parcel was part of an existing agricultural subdivision that also included thirteen lots of 20 acres or larger. MICA's application would have resulted in creation of an additiona1221ots of five acres or larger, for a total agricultural subdivision of 35 lots. At the October 1, 1996 hearing before the County Planning Commission regarding the subject application, and at subsequent meetings with area residents, several members of the surrounding community expressed concern that the proposed five acre zoning would not be in keeping with the character of the surrounding area, which is generally comprised of farms of ten acres or larger. Further, many felt that the smaller, five to seven acre agricultural lots would attract more of the "gentlemen farmers" that commercial farmers and, as such, would not utilized the full agricultural potential of this prime agricultural area. To respond to these concerns while still providing a product that is reflective of the existing mazket conditions for this area, MKA now seeks to amend their pending Change ofZone application. The revisions being requested are as follows: • Change the zoning designation of the subject parcel to A-l0a (as opposed to the A-Sa designation previously requested). • Increase the proposed area to be rezoned from 124 acres to 395 acres to accommodate the larger lot sizes. Thus, the number of lots (35) previously planned for the agricultural subdivision will remain the same. Exhibit A 'a (i'ri-~:~ N: Frank Brands Thomas S. N i¢en R Sun Duncan Russrll Y.J. Chung PACIFIC TOPER. SCITE 8w tool BISHOP STREET HOSOLULL'. RfiVAII 96873 TELEPHONE: (HON) 521~Sfi71 FAx: (NDX) 5'!3~HOv_ R R.1\CII OFFICE: t1ILO 1.i000S CEYTE0. IOI AL'PU\I STREET. SURE SIU fIILO. IiAO'AII X]CO TELEPHONE: Ixox194 WSb FAa: Ixaxl v44mxv Ms. Virginia H. Goldstein October 22, 1996 Page 2 Upon approval of the revised zoning petition, the resulting agricultural subdivision would be comprised of agricultural lots ranging in size from ten to nineteen acres, as shown in the attached figure (Revised Preliminary Subdivision Plan). In that the infrastructure related impacts (primarily water and traffic) have been evaluated based on the same number of lots, we believe that the requested change, though responding to the concern of area residents, will result in little or no change to the overall impact of the project to the surrounding area. A summary of infrastructure related impact of the revised change of zone application is as follows: Roads: The 35 agricultural lots resulting from this application would be accessed either directly, from driveways, or offroadways that stem from Chin Chuck Road, as shown in the Revised Preliminary Subdivision Plan. Roadway improvements will be constructed in accordance with County and State standards, in consultation with the County Department of Public Work's Engineering Division and the State Department of Transportation's Highways Division. A Traffic Impact Analysis Report, evaluating the potential impacts of the total lots to the intersection of Chin Chuck Road and the Hawaii Belt Highway, is currently on file with the County Planning Department. The Report, prepared by M&E Pacific, Inc., concludes that the existing roadways are adequate to accommodate the proposed agricultural lots on Chin Chuck Road and additional traffic mitigation measures are not warranted. Water: Water is available through the County water system that abuts the project site. The applicant, through an agreement with the County of Hawaii Water Commission, has sufficient water commitments through the Hakalau system to provide for the proposed subdivision. In total, the agreement provides credit for sixty (60) water units of 600 gallons per day to meet the requirements of this and other MKA planned subdivisions serviced by the Hakalau system. Power and Communication: Electrical power, telephone and cable t.v. service is provided in the Hakalau area by Hawaii Electric Light Co., Hawaiian Telephone Co., and Hawaiian Cable Vision of Hilo, respectively. Applications will need to be placed with the utilities to coordinate the planned system improvements with creation of the proposed subdivision. Sewage System: Wastewater generated by the proposed subdivision is proposed to be handled onsite by means of individual cesspools or septic systems, meeting the approval of the State Department of Health and County Department ofPublic Works. Solid Waste: The solid waste system for the County consists of landfills located in Hilo and Puuanahulu, supported by transfer stations strategically sited throughout the County. The nearest transfer station is located in Honomu, approximately one mile from the project site. i Ms. Virginia H. Goldstein October 22, 1996 Page 3 Please note that the TMKs for the proposed project area have changed to accommodate the inclusion of the larger land area in this request and to reflect parcel changes due to Subdivision 6699, which was approved on March 4, 1996. Accordingly, we have prepared a revised list of surrounding property owners, which is attached for your reference. Also enclosed with this submittal is a metes and bounds description ofthe proposed Change of Zone petition area in both map and written form, and a Revised Preliminary Subdivision Plan (one full scale and ten additional reduced copies). Should you have any questions or require further information regarding this request, please do not hesitate to contact either myself (961-3333) or Mr. Richard Armstrong at MKA (964-3292). Sincerely, AMES M. LEONARD, AICP Managing Director PBR HAWAII -Hilo Office Attachments xc: R Armstrong W. Tallett E. Harada T. Witten a ~ ° ~ oq',- ~ ' ~ ~ I ~~sC~ o rya a U$;~ d s m Y U 1 ~ S U Z S u U ° U Z N ~ IA p W W M ~ e a F 4 i qn~ ~ir C~ v ~ a o ; 8i a J ~z W f..~ ~ o° ~ ~ a i ~ o° Y rW- a I ®i N WQ ~ ~ ~ U Q D 4YH W ~ O ~ ~ ~ pmN ~ ' nom. +i ~i i a " Oj O! • O! a ~ L°`1 a o' o; o- a. ~3 ~ O ~ DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE : September 4, 1996 TO Virginia Goldstein, Planning Director p Planning Department c1~ _ n T, FROM ale . K Divisio Chief _i Engineering Division ~ SUBJECT: Change of Zone Application (REZ 96-21) Applicant: Mauna Kea Agribusiness Company, Inc. Location: Hakalau, South Hilo, Hawaii TMK: 3 / 2-9-02: por. 23 Ref. Sub. No. 95-81, DPW Folder No. 2935 We have reviewed the subject application and our comments are as follows: 1. Buildings shall conform to all requirements of code and statutes pertaining to building construction. 2. All development generated runoff shall be disposed on site and shall not be directed toward any adjacent properties. The applicant shall be informed that if drywells are included in the subject improvements, an Underground Injection Control (UIC) permit can be applied for from the Department of Health, State of Hawaii. 3. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 4. All driveway connections to a County road shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. • 5. Wastewater disposal shall meet the rules and regulations of the DPW, Wastewater Division. 6. The Hawaii Belt Highway is under the jurisdiction of the Hawaii Department of Transportation (HDOT). Comments and requirements concerning this road should be directed to the HDOT. ~.~93~ • DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII ry~~ DATE : October 30, 1996 /(iCI~fLQ/lCL~lC~~it TO: Virginia Goldstein, Planning Director Planning Department r n G C~ /S ~r FROM: ~~ale uba vision Chief Engineering Division = o~ SUBJECT: CHANGE OF ZONE APPLICATION (REZ 96-21) Applicant: Mauna Kea Agribusiness c' Request: A-20a to A-10a Location: Hakalau, South Hilo, Hawaii TMK: 2-9-2:52 thru 60 and 2-9-4:87 thru 91 We have reviewed the subject application and our comments are as follows: 1. Refer 9/4/96 DPW memo to Planning Department. Our review comments on the earlier Change of Zone application still apply. In addition, the applicant shall be subject to the following requirements. a. Provide a future road widening setback fronting Chin Chuck Road to at least one-half the difference between the existing right-of-way and 50 feet. b. This Change of Zone Application and the proposed subdivision will increase the traffic and will create closer access points onto Chin Chuck Road. DPW recommends marginal access points by creating interior subdivision roadways that serves as common access for the subdivision lots instead of each lot directly accessing onto Chin Chuck Road. CKY/CR 96-21.1 LU 1 Exhibit B r 1.~.~.~7 Memorandum September 4, 1996 Page 2 of 2 7. Chin Chuck Road is a County roadway. It has an approximate 20-ft. wide pavement (in fair to poor condition) with 4 to 6-ft. wide grass shoulders, within an approximate 40-ft. right-of-way. DPW recommends that the applicant either resurface the entire road, up to their last private roadway; or pay their fair share of improvements necessary, meeting with the Planning Department. 8. DPW understands that the proposed access road from Chin Chuck Road will be a private non-dedicable roadway. The subdivision's interior roadways will be private non-dedicable roadways also. 9. DPW was informed that the HDOT is requesting intersection realignment improvements at the Hawaii Belt Highway/Old Mamalahoa Highway/Chin Chuck Road intersection. The Old Mamalahoa Highway is a County road. It's pavement is in fair to good condition, with grass shoulders. 10. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division. 11. The submitted traffic impact analysis report needs to be stamped and certified by a licensed professional traffic engineer. 12. Solid waste management shall conform to the rules and regulations of the DPW, Solid Waste Division. CKY n ~1 MIIlI l~~ I1` 1! DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII ,~~M1 w~11~~ 25 AUPU NI STgEET HILO, HAWAII 96720 TELEPHONE (806(9691421 FAX (806(9696996 October 24, 1996 T0: Planning Department FROM: Milton D. Pavao, Manager --1 SUBJECT: CHANGE OF ZONE APPLICATION N0. 96-21 _ APPLICANT - MAUNA KEA AGRIBUSINESS CO., INC. REQUEST - A-20A TO A-10A = - ` TAX MAP KEYS - 2-9-2:52, 53, 54, 55, 56, 57, 58, 59, AND 60 AND 2-9-4:87, 88, 89, 90, AND 91 We have no objections to the subject request. Please refer to our memorandum of August 21, 1996 to you for our comments and requirements. Milton D. Pavao, P.E. Manager WA:cmk copy - Mauna Kea Agribusiness Co., Inc. Customer Service Sections (Hilo, Ka'u, Kona, and Waimea) lv ~`~i~ Exhibit C VVafer brtn~! rro~redl... r 0i NI/(4 t~ I- I1~ ~ 11 DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII c~1''o(N, w 26 AUPUNI STREET HILO, HAWAII 96720 TELEPHONE (8061969~1d21 FAX (60619696996 C~ August 21, 1996 ~ ^ G, G/ 3 T0: Planning Department O s FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION N0. 96-21 APPLICANT - MAUNA KEA AGRIBUSINESS COMPANY, INC. TAX MAP KEY 2-9-2: PORTION OF 23 We have reviewed the subject application. Water can be made available from an existing 6-inch waterline along Chin Chuck Road. In accordance with the Department's "Water Commitment Guidelines Policy," a water commitment for 21 additional units in the proposed 22-unit development in the amount of 12,600 gallons per day is in effect. Should the subject application be approved and a subdivision application be formally executed, final approval will be subject to the following conditions: 1. Construct necessary water system improvements, which shall include, but not be limited to: a. water mains capable of delivering water at adequate pressure and volume under peak-flow conditions; minimum diameter of mains shall be 4 inches, and b. service laterals that will accommodate a 5/8-inch meter to each lot. 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, which is subject to change, of $25,200.00. For your information, effective July 1, 1997, the required facilities charge will increase to $39,375.00. ~A/ / ~ r~''-1 UVafer brinc~9 ~ro~redl... y Planning Department Page 2 August 21, 1996 4. Comply with all other applicable policies and requirements of the Department's Rules and Regulations. Noncompliance may be cause for voiding this water commitment, at which time availability will be subject to change in accordance with prevailing water system conditions, policies, and Rules and Regulations. 5. Before water service can be granted, the water system along with all necessary easements must be conveyed to the Water Commission of the County of Hawaii. Should there be any questions, the subdivider may contact our Water Resources and Planning Section. Far your information, effective July 31, 1996, our new telephone number is 961-8660 and fax number is 961-8657. Milton D. Pavao, P.E. Manager WA:cmk copy - Mauna Kea Agribusiness Company, Inc. Customer Service Section Date: I ~I3~I~`~ cD To: Planning Director o ~ G From: Real Property G r T Subj: Request for Comments and/or Review Tax Map Key: 2- I- Q 2 ~ a3 ~ ~ ~ FOR 1981 W~~L 0E: 2-~ -Q2- 5z -~nvU ~O N~ Comments from the appraisal section: / re c~./cc~ Property r~ese-i-v-~aq agricultural use value ~ q ~ Property ~~dedicated X Possible rollback taxes There are no comments at this time Remarks - _ - - - ded~ca~on ~ot,un-hav;l~ ca,v~ce~~e~ lq`~~ Appraiser -to contact: ~ V ~i1 ~ Z?1"I Phone: G6~- 8355 Comments from the collection section: 6tatus of real property taxes: x Current Real Property taxes are paid to December 31, 1996. Delinquent / Amount $ Amount due includes tax, penalty, interest up to Remarks: Collection personnel to contact winnie Todd, ctPr>< Phone: 961-8282 Exhibit D IIDO O Date: ~O(~j0l~~o To: Planning Director '96~ ~G From: Real Property ~ Subj: Request for Comments and/or Review ~ . / . Tax Map Key: _ O4 5~ _ r Comments from the appraisal section: _ Property receiving agricultural use value Property is dedicated ~{~OrFiO?~) Possible rollback taxes There are no comments at this time Remarks: pn Vc,cnG~'r 9~°~-8355 Appraiser to contact: Phone: "~~z Comments from the collection section: 6tatus of real property taxes: x Current Real Property taxes are paid to December 31, 1996. Delinquent / Amount $ Amount due includes tax, penalty, interest up to Remarks: Collection personnel to contact Winnie Todd, ct r_e k Phone: 961-8262 r 3 „ BENJAMIN J. CAYETANO u, covEaNOa J j(W • ~ ESTNER UEOA + E%ECUTNE OFFlCEa yJ~~•4.s..t• °i" STATE OF HAWAII DEPARTMENT OF BUSINESS, ECONOMIC DEVELOPMENT & TOURISM LAND USE COMMISSION P.O. Box 2359 ~ Honolulu, HI 96804-2359 Telephone: 808-587-3822 _ Fax: 808-587-3827 October 25, 1996 , i Ms. Virginia Goldstein Planning Director County of Hawaii 25 Aupuni Street, Room 109 " Hilo, Hawaii 96720-4252 Dear Ms. Goldstein: Subject: Change of Zone Application (REZ 96-21) for Mauna Kea Agribusiness Company, Inc., Hakalau Nui, South Hilo, Hawaii, TMK 2-9-02: 52 thru 60 and 2-9-04: 87-91 We have reviewed the request to amend the subject application transmitted by your memorandum dated October 23, 1996, and confirm that the revised project site, as represented on the Revised Preliminary Subdivision Plan - Chin Chuck Road, is located within the State Land Use Agricultural District. We wish to reiterate our August 15, 1996, comments regarding the Agricultural/Conservation District boundary adjacent to the project site. Pursuant to Boundary Interpretation No. 94-28, dated September 1, 1994, said Agricultural/Conservation District boundary follows the northern side of the agricultural road as it existed in 1969. Farther south, along the revised project site, the district boundary follows the top of the pali. We have no other comments to offer on the subject application. Thank you for the opportunity to provide comments on this matter. Should you have any questions, please feel free to call me or Bert Saruwatari of our office at 587-3822. Sincerely, ESTNER UEDA Executive Officer EU:th Exhibit E ~~'~S ~ A~ ICATION FOR CHANGE OF VE ~ ~ COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT: Mauna Kea A sines Com an Inc. APPLICANT'S SIGNATURE: DATE:_~ chard .Arm g, Ass?stau[ reasurer ADDRESS: P.O.Box 15 Paoaikou. Hawaii 96781 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: K. Tallett, President Kent T. Lucien, Vice President & Treasurer Richard V. Armstrong, Assistant Treasurer TELEPHONE-BUSINESS: (808) 964-3292 RESIDENCE: REQUEST: Agriculture (A-20a) TO Agriculture (A-Sa) (Existing Zoning) (Proposed Zoning) TAX MAP KEY: _ 2-9-2:23 oor AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 130 f acres LANDOWNER(S): Mauna Kea Agribusiness (nmp~y, Inc. OWNER'S SIGNATURE: ~ (May be by 1 tter) DATE: ~l~i AGENT: Mr. James M. Leonard, AICP ADDRESS: PBR HAWAII -Hilo Office 101 Auauni Street, #310 Hilo, Hawaii 96720 TELEPHONE-BUSINESS:. (808) 961-3333 RESIDENCE: Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Mauna Kea Agribusiness Co., Inc. COPIES: PBR Hawaii -Hilo Office (See instructions in back) • THIS CHANGE OF ZONE 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 existine and proposed uses (e.g., structures, topography, proposed subdivision). 4. 20 copies of a detailed written explanation of the reasons for requesting a 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 aze available at public libraries and at the Hawaii County Planning Department.) 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. 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 owners 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 - r ATTACHMENT Agricultural Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? Yes If yes, please answer the rest of question 1 and then go to question 3. a. How many acres of the requested area do you intend to subdivide? 130 f acres b. Into what lot sizes? 5-7 acres c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? 90 days d. Do you intend to build houses on the newly created No lots? If yes, please answer the following questions: On how many of the lots? Of what approximate price range? House Lot Total Approximately how long, after approval of the subdivision, would the first house be available for occupancy? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a• Sell or lease the land to someone who has firm plans? b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (please state) f. If you intend to do either a, b, c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect [o transfer the subject land to another party. 3. Do you think that your request and your further plans for the Yes land will alleviate the local housing situation? How? The proposed agricultural lots will provide additional home ownership opportunities especially for those seeking to establish small scale agricultural use in a location that is proximate to the Hilo markets and transportation infrastructure. 4. Are there any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved? f 5. Is the subject land currently being used for any agricultural No activity? If so, please list the kinds of products grown and on how many squaze feet or acres of land per product. The land is currently covered by abandoned sugar cane. 6. Was your request to allow for the creation of smaller agricultural lots? Yes If so, did your plan include the following considerations? a. Commodity to be produced? No What kinds of commodity? No b. Suitability of the proposed lot-size for that commodity? No c. Sufficient farm size to allow reasonable chance of Yes success in commercial agriculture? d. Agricultural leases or other forms of assurance that potential buyers or leases would put the subject area into No some form of agricultural use? Please state the proposed type of arrangement. The five acre agricultural lot subdivision is intended to provide lot sizes that are sufficient for a variety of diversified agricultural activities while small enough to provide affordable alternatives to the other large lot ownership opportunities in the area. 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. f 7. To your knowledge, ha.. mere been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 8. Do you think that the roads leading to the subject area needs improvements? Yes If so, what kind? The access road to the proposed project will be improved to meet the requirements of the Department of Public Works. Is the road adequate for the proposed traffic volume or load? Yes 9. What sort of governmental assistance and/or improvements do you feel will be needed in the subject azea when developed? Yes No a. Schools % b. Roads R c. Sewer R d. Drainage R e. Police Protection X f. Fire Protection R g. Recreational Facilities R h. Public Utilities R i. Other R For those checked "yes," please elaborate what type or kinds of improvements and/or assistance aze needed. A coordinated program for police, fire and medical services will be implemented for the proposed agricultural subdivision. Signature: <~~s ~c6ar mstrong, 7t~t. Treasurer Address' P•O.Box 15, Paaaikou, Hawaii 96781 Telephone: (808) 964-3292 Dates '~I2GI9G s 1.0 PROJECT DESCRIPTION F IONA - -O ATION The project area is located at Hakalau Nui, South Hilo, between Hakalau Gulch and Chin Chuck Road and comprises a portion of TMK 2-9-2:23, which is owned in fee by the applicant, Mauna Kea Agribusiness Company, Inc. (MKA). The approximately 130 acre site extends to the top edge of Hakalau Stream Gulch on its northern boundary and abuts Mamalahoa Highway to the east. Lands south and west of the project area are abandoned sugaz cane fields owned by the applicant. The location and regional context of the project azea are shown within the attached Preliminary Development Plan for the project area. SITE CHARACTERISTICS The property has a general slope of about seven percent with some steeper slopes associated with gulches that border the site. Site elevations range from about 220 feet msl to 610 msl. Most of the project area is covered by sugar cane plantings, which were abandoned by MKA when their sugar cane cultivation operations ceased in 1994. CHANGE OF ZONE REQUEST The project site is currently zoned Agricultural (A-20a). MKA seeks to change the zoning to A-5 to allow for subdivision of the land into 22 lots of approximately five acres in size. DEVELOPMENT OBJECTIVE After zoning approval, MKA seeks to subdivide the project area into 22 agricultural lots of approximately 5 acres each. The lots will be supported by infrastructure appropriate for diversified agricultural activities. The proposed agricultural lots are part of an overall preliminary development plan for the area (attached) and provide an affordable alternative to the larger lot ownership opportunities in the region. 1 RF Ti.ATORY BA K RO TND • Subdivision 6699: MKA received subdivision approval on March 4, 1996 for consolidation of resubdivision of the subject parcel into fourteen large lots, as shown on the Preliminary Development Plan submitted with this application. The portion of TMK 2-9-2:23 represented by this application is identified as Lot 9 of Subdivision 6699. • SLU Boundary Interpretation 94-28: MKA obtained a State Land Use District Boundary Interpretation on September 1, 1994 for the subject parcel. • Plan Approval 1907: The County Department of Water Supply received plan approval on January 3, 1982 for construction of a 50,000 gallon water reservoir • Subdivision 4337: The County Department of Water Supply received subdivision approval on July 11, 1979 for the location of the aforementioned water tank site. • Subdivision 2541: MKA received subdivision approval on August 2, 1967 for a slope easement adjacent to Chin Chuck Road. PHASING AND TIMING OF ACTION Following zoning and subsequent subdivision approvals, the agricultural lots at Chin Chuck Road are anticipated to be offered for sale beginning in mid-1997. 2.0 ENVIRONMENTAL CONSIDERATIONS PHYSICAL GEOGRAPHY/CLIMATE Located mauka of Mamalahoa Highway, the project lands are gently sloping, with the northern boundary following the natural contour of the upper edge of Hakalau Stream Gulch. Project area elevations range from approximately 220 feet above msl at the makai or eastern edge, to 2 r approximately 610 feet above msl at the mauka or western edge. Northeast trade winds are prevalent throughout the year, although winter and Kona storms are accompanied by southerly winds and greater rainfall. Annual rainfall averages over 125 inches, or about 10 to 15 inches per month. Typical ofwindwazd azeas, showers are more frequent during the night and early morning. Several small gulches provide drainage from the property following heavy rains. Daytime temperatures average from 70 degrees Fahrenheit to the lower 80's, with the nighttime range extending from around 70 degrees Fahrenheit to the upper 60's. OLO Y/ O .C Soils in Hawaii aze commonly rated in terms of three classification systems: (1) Detailed Land Classification; (2) Soil Survey; and (3) Agricultural Lands of Importance to the State of Hawaii (ALISH). These classifications are discussed below. Detailed Land The 1967 Land Study Bureau Detailed Land Classification assigns Classification productivity ratings as an indicator of overall agricultural suitability, taking into account the soils nature, other physical characteristics, and climate, as expressed in a classification of "A. (most productive) through "E. (least productive). None of the proposed project lands are classified as A or B. Soil Survey Soils on the site are identified by the Soil Conservation Service Soil Survey of the Island of Hawaii as primarily HoC, Hilo silty clay loam series with slopes between 0 and 10 percent. These soils are described as having good permeability, slow runoff and slight erosion hazard. There are no significant restrictions applicable to construction that cannot be mitigated. ALISH The Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system identifies three types of agricultural lands based on characteristics such as soil quality, growing season, moisture supply and previous agricultural use. The three classifications used are: Prime, Unique, and Other Important Lands. Under this system, the subject lands are classified as "Prime Agricultural Land" due to their previous use in sugarcane production. 3 4 Flora/Fauna The ground cover of the project area consists primarily of abandoned sugar cane, although several small gulches contain a mix of exotic trees, shrubs, vines, forts and grasses. These include ti, banana, eucalyptus, kukui, African tulip, rose apple, royal palm, monstera, ginger and ironwood. None of the plants recorded during the survey aze listed as threatened or endangered, nor are any a candidate for such status. The project site has been substantially altered by perpetual long-term sugarcane cultivation and therefore, no significant faunal resources remain within the project azea. Generally, introduced birds and feral dogs, cats, and mongoose have been observed on the property. HISTORIC/ARCHAEOL.OGICAL RESOURCES An azchaeological inventory survey completed for the project area in November 1994 concluded that extensive modification from years of sugar cane cultivation have altered the area and therefore, no archaeological sites or cultural evidence were identified within the site. AIR QUALITY Due to the predominantly northeast trade winds, Hawaii generally enjoys high air quality; however, both regional and localized air quality impacts will result from the proposed project development. Temporary impacts include emissions from increased vehicular activity during construction, and fugitive dust created by construction activities. During construction and at build out, localized vehicular emissions may increase slightly compared to the current condition. Offsite emissions from electrical generation may also slightly increase as the population in the area grows in the future. While under agricultural production, sugarcane burning was the major source of air pollution. However, because of the minimal nature and scope of the proposed project, the additional volume of vehicular traffic and fugitive dust during construction is not anticipated to violate State or Federal air quality standards. 4 1 NOISE QUALITY Existing background ambient noise levels are influenced by the natural sounds of wind, water, foliage, and birds usually estimated at less than 45 Ldn. Manmade noise is generally associated with traffic. After completion of the project, new noise generators will be motor vehicles traveling on roads within the project and adjacent to the site. Overall, the increase in noise levels is anticipated to remain well within acceptable levels, i.e. not exceeding 55 Ldn. Estimates for similar agricultural projects in rural azeas support this conclusion. 3.0 PROJECT INFRASTRUCTURE REQUIREMENTS WATER SYSTEM At present, the Hakalau Iki Spring serves the project, with Wailea Well as a back up source of water. Additionally, there aze two existing water tanks proximate to Chin Chuck Road. Water is available through the County water system that abuts the project site. The applicant, through an agreement with the County of Hawaii Water Commission, has sufficient water commitments through the Hakalau System to provide for the subject development. In total, the agreement provides credit for sixty (60) water units at 600 gallons per day to meet the requirements of this and other MKA planned subdivisions serviced by the Hakalau system. DRAINAGE SYSTEM The project site is outside of flood prone areas and does not include areas subject to tsunami inundation hazards. At present, surface drainage ultimately follows natural drainage contours on the site, which then flows into Hakalau Stream Gulch. Given the relative size of the project and lot sizes, major impacts to on and offsite drainage basins and patterns aze not expected to occur. Any drainage runoff resulting from development of the agricultural subdivision will be directed to onsite drywells for disposal. 5 • SOLID WASTE The solid waste system for the County of Hawau consists of landfills located in Hilo and Puuanahulu, supported by transfer stations strategically sited throughout the County. The neazest transfer station is located in Honomu, approximately one mile from the project site. Solid waste generated by the project would be collected and disposed in compliance with applicable Federal, State, and County rules and regulations. Because the proposed project would not cause a change in the manner of collection and disposal and because no hazardous wastes would be generated, the proposed project is not expected to result in any adverse impacts relative to solid waste disposal. Because of the nature and scope of the proposed project, it is not anticipated that a new transfer station will be required. SEWERAGE SYSTEM Wastewater generated by the proposed subdivision is proposed to be handled on site by means of individual cesspools or septic systems meeting the approval of the State Department of Health and County Department of Public Works. POWER/COMMUNICATiON SYSTEM Hawaii Electric Light Company provides electrical services to the azea, and telephone communications aze furnished by Hawaiian Telephone Company. Cable TV service is provided in the Hakalau azea by Hawaiian Cablevision of Hilo. Based on the availability of present service capabilities and planned improvements to the electrical and telephone utilities, significant impacts aze not expected to result from the proposed project. ROAD4/CIRCULATION SYSTEMS The 22 agricultural lots would be accessed from three cul-de-sac roads that stem from Chin Chuck Road, as shown on the Preliminary Development Plan. All roadway improvements will be constructed in accordance with County and State standards and in consultation with the County Department of Public Works Engineering Division and the State Department of Transportation Highways Division. 6 4.0 PUBLIC SERVICES SCHOOLS Schools presently serving the proposed project area are Kalanianaole Elementary and Intermediate School and IFilo I-Tigh School. Because of the limited scope and nature of the proposed project, the number of additional students attending public schools may only increase minimally. Assuming that each agricultural lot generates one household, according to the Facilities Planning Branch at the Department of Education (DOE), a 22 lot residential development would have a total impact of approximately 10 students: 6 elementary children, 1.5 junior high students, and 2.5 high school students. Consequently, the number of students generated by the project would not be sufficient to warrant the construction of new schools or classroom facilities. However, it is anticipated that, as a condition of approval, the applicant will contribute its fair share contribution to the State Department of Education relative to educational facility improvements. ARK Recreational activities in the region reflect opportunities provided by both the public and private sector. At present, the State owns large land areas, including reserves in parts of Mauna Kea and Mauna Loa Forests, which are open to public use. On a smaller scale, areas such as 'Akaka Falls, Kaimukanaka Falls (Boiling Pots), Kalopa Forest, and Waipi'o Valley are also under State control. The County of Hawaii owns the nearby Rainbow Falls Pazk, Clem Akina Pazk, Gilbert Cazvalho Park, in addition to other neighborhood and community parks offering a wide variety of different recreational opportunities within the Hilo azea. Based on the extensive presence of existing recreational facilities and the limited scope and nature of the proposed development, the recreation needs generated by project development can be accommodated by existing facilities in the area. POLICE/FIRE PROTECTION The project area's fire and police services aze provided by the Fire and Police Departments in Hilo. Both departments provide 24-hour coverage of the project area, with a response time of • approximately 20 minutes from the site. Given the limited scope and nature of the proposed development, it is not anticipated that the proposed project will significantly affect the ability of the local police and fire departments to provide required levels of service. MEDICAL SERVICES The neighboring community of Hilo contains a hospital (Hilo Medical Center), as well as various medical and dental clinics in the area. The proposed project is not anticipated to add significantly to the demand for emergency and daily medical care facilities in the Hilo area. POSTAL SERVICES Counter postal services aze available at the Hakalau Post Office neaz the project site, as well as at two post offices in Hilo. It is anticipated that the probable increase in population due to the proposed agricultural subdivision would not significantly affect existing postal service. 5.0 CONSISTENCY WITH THE GENERAL PLAN The Hawau County General Plan is a policy document for the long range comprehensive development of the Island of Hawau and provides direction for balanced growth of the County. The Plan contains goals, policies, and standards concerning thirteen functional areas as well as a series of land use maps referred to as the General Plan Land Use Plan Allocation Guide (LUPAG) Maps. Because the general area was used historically for cultivation, the present LUPAG Map designation for the property has been determined as Agriculture. Therefore, the proposed agricultural lot subdivision is an appropriate and consistent use of project lands. The following sections describe the consistency of the proposed development to the pertinent goals, policies, and courses of action of the General Plan. I) ECONOMIC oafs Provide residents with opportunities to improve their quality of life. 8 Economic development and improvements shall be in balance with the physical and social environments of the Island of Hawaii. The County of Hawaii shall strive for diversity and stability in its economic system. The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. licie The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. The County of Hawaii shall require a study of signifrcant social and physical impacts of large developments prior to approval. The County of Hawaii's land, water, air, sea, and people shall be considered as essential economic resources for present and future generations and should be protected and enhanced through the use of economic incentives. Response: The proposed residential development will furnish short term construction jobs, and support new jobs associated with the diversified agricultural uses that will take place on the agricultural lots. Using sensible planning principles and developing needed support facilities and infrastructure in an orderly fashion, MKA can minimize any potential adverse effects to the physical and social environment of the area. The proposed project will help expand opportunities for land ownership, especially for those looking for preferred agricultural lands that can support a variety of diversified agricultural activities. 2) ENVIRONMENTAL QUALITY oal Maintain and, if feasible, improve the existing environmental quality of the Island 9 • licies The County of Hawaii shall take positive action to further maintain the quality of the environment for residents both in the present and the future. Minimum controls are established by the Federal and State governments. Through its powers, the County shall reinforce and strengthen established standards where they are necessary, principally by initiating, recommending, and adopting ordinances pertaining to the control of pollutants which affect the environment. The County shall keep apprised and advise the public of enrvironmental conditions and research undertaken about the island's environment. Response: Historically, the agricultural use of the area is evident in the current low density land use pattern. Development of the project area has been designed to utilize land that is in keeping with the historical agricultural use of the land and the surrounding area. The proposed subdivision will, however, provide agricultural and land ownership opportunities to a broader range of potential users. As such, the proposed project will not negatively impact environmental resources, but utilize existing agricultural resources to their best potential. MKA intends to maintain environmental quality, comply with all Federal, State, and County environmental rules and regulations, and mitigate potential adverse impacts to the greatest extent practical. Applicable mitigation measures will be employed to reduce potential air and water quality impacts that may occur with the proposed subdivision. 3) FLOOD CONTROL AND DRAINAGE oals Conserve scenic and natural resources. Protect human life. to . ~ Prevent damage to manmade improvements. Control pollution. Prevent damage from inundation. Reduce surface water sediment runoff. of ie All development generated runofj'shall be disposed of in a manner acceptable to the Department of Public Works. It is the responsibility of both the government and the private sector to maintain and improve existing drainage systems and to construct new drainage facilities. Response: Development of the planned agricultural lot subdivision will respect and preserve the natural resources found within the project area, and will comply with all Federal, State, and County environmental rules and regulations to mitigate, to the greatest extent practical, potential adverse impacts associated with soil erosion and sedimentation. The lots planned for the project are not sited in flood prone areas nor does the site include areas subject to tsunami inundation hazards. Appropriate drainage improvements will be developed and mitigative measures taken during construction to minimize potentially adverse environmental impacts associated with construction phases of development. These measures will be described within a sedimentation and erosion control plan, which will be submitted to the Department of Public Works prior to grading permit approval. 4) NATURAL BEAUTY owls Protect, preserve, and enhance the quality of areas endowed with natural beauty, including the quality of coastal scenic resources. 11 • Protect scenic vistas and view planes from becoming obstructed Maximize opporhrnifres for present and future generations to appreciate and enjoy natural and scenic beauty. licie Access easement to public or private lands which have natural or scenic value shall be provided or acquired for the public. Standard criteria for natural and scenic beauty shall be developed as part of design plans. Response: Scenic views to the mountains and the shore will not be obstructed by the planned low density agricultural subdivision. Design controls protecting the natural open space areas will enhance visual continuity and compatibility with the surrounding environment. 5) NATURAL RESOURCES AND SHORELINE oal Protect and conserve the natural resources of the County of Hawaii from undue exploitation, encroachment, and damage. Provide opportunities for the public to fulfill recreational, economic, and educational needs without despoiling or endangering natural resources. Protect and promote the prudent use of Hawaii's unique, fragile, and significant environmental and natural resources. Protect rare or endangered species and habitats native to Hawaii. Protect and effectively manage Hawaii 's open space, watersheds, and natural areas. 12 • Ensure that alterations to existing land forms and vegetation, except corps, and construction of structures cause minimum adverse effects to water resources and scenic and recreation amenities; and minimum danger of floods, landslides, erosion, siltation, or failure in the event of earthquakes. olicie The shoreline shall be protected from the encroachment of manmade improvements and structures. Encourage the use of native plants for screening and landscaping. Response: As noted in the previous sections of this application, the proposed development would not negatively impact environmental or natural resources of the area because the project site is located significantly inland and shoreline areas are not impacted 6y the proposed development. The project is not clearly visible from heavily traveled roadways in the area. 6) PUBLIC FACILITIES oal Encourage the provision of public facilities that effectively service community needs and seek ways of improving public service through better and more functional facilities which are in keeping with the environmental and aesthetic concerts of the community. olicies The County shall continue to seek ways of improving public service through the coordination of service and by maximizing the use of personnel and facilities. The County shall coordinate with appropriate State agencies for the provision of public facilities to serve the needs of the community. 13 4 Response: The necessary infrastructure systems will be constructed for the proposed development, including roadways, wastewater, water, and drainage systems. By permitting new infrastructure proximate to infrastructural systems and services, the more efficient and coordinated use of County resources already in place will be enhanced. 7) PUBLIC UTILITIES Goals Ensure that adequate, effrcient, and dependable pubic utility services will be available to users. Maximize efficiency and economy in the provision of public utility services. To have public utility facilities which are designed to fit into their surroundings or concealed from public view. olicies Provide utilities and service facilities which minimize total cost to the public, and effectively service the needs of the community. Utility facilities shall be designed to minimize conflict with the natural environment and natural resources. Encourage the clustering of developments in order to reduce the cost of providing utilities. Public utility facilities shall be designed so as to complement adjacent land uses and shall be operated so as to minimize pollution or disturbance. Response: The proposed development is adjacent to existing utilities serving the region. MKA will provide all necessary onsite utility improvements, including electrical and communication systems, thereby minimizing any potential cost to the public. 14 8) RECREATION Goals Maintain the natural beauty of recreation areas. Provide a diversity of environments for active and passive pursuits. li ie • The County shall coordinate recreational programs and facilities with governmental and private agencies and organizations. Innovative ideas for improving recreational facilities and opportunities shall be considered Response: Park and recreational areas in the region provide a broad range of recreational opportunities to the public. At present, the State owns large land areas, including reserves in parts of Mauna Kea and Mauna Loa Forests, which are open to public use. On a smaller scale, areas such as 'Akaka Falls, Kaimukanaka Falls (Boiling Pots), Kalopa Forest, and Waipi'o Valley are also under State control. The County of Hawaii owns the nearby Kolekole and Laupahoehoe Beach Parks, in addition to other neighborhood and community parks offering a wide variety of different recreational opportunities near the project area. Based on the extensive presence of existing recreational facilities, the recreation needs generated by project development can be accommodated by existing facilities in the area. 9) TRANSPORTATION oal Provide transportation system whereby people and goods can move efficiently, safely, comfortably, and economically. Policv The improvement of transportation service shall be encouraged 15 e Response: Subdivision roadways will be designed and constructed to County dedicable standards. Additionally, MKA will work with the State Department of Transportation to develop appropriate offsite roadway improvements. 10) LAND USE oals Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environment of the County. Protect and encourage the intensive utilization of the County's important agricultural lands. Protect and preserve forest, water, natural, and scientifrc reserves and open area. olicies 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. Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region, and County. The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. Response: The proposed agricultural subdivision is in keeping with the County's long range plan for the area, as indicated on the County General Plan LUPAG map. The project lands are designated for intensive agricultural use. By providing lot sizes of five to seven acres, which are an affordable alternative to other agricultural land ownership opportunities in the region, the proposed project 16 t will be in keeping with the County policy to "allocate appropriate requested zoning in accordance with the ezisting or projected needs of neighborhood, community, region, and County". 6.0 LIST OF SURROUNDING PROPERTY OWNERS 2-9-2:22 2-9-2:21 2-9-2:20 Tsuha, Alfred/Dale L & R Farm Inc. Tsuha Condo& Tsuha, A/D P.O. Box 325 P.O. Box 227 P.O. Box D Hakalau, HI 96710 Papaikou, HI 96781 Hakalau, HI 96710 2-9-2:19 2-9-2:51 2-9-2:18 Ah Yo, Gabriel et al Crivello, Glenn/Veronica Duplicate of 2-9-2:51 P.O. Box 35 P.O. Box U Honomu, HI 95728 Hakalau, HI 96710 2-9-2:17 2-9-2:16 2-9-2:15 Kunishi, John T. Jr. SOH/Choi Young Su Arakawa, Marion et al 1712 Kilauea P.O Box 1694 P.O. Box 313 Hilo, HI 96720 Keaau, HI 96749 Hakalau, HI 96710 2-9-2:3 2-9-2:1 2-9-2:37 Mauna Kea Agribusiness Co., Inc. Mauna Kea Agribusiness Co., Ina Shimooka, Raymond et al 97-714 Kealaluna Dr. Aeia, HI 96701 2-9-2:24 2-9-2:36 2-9-2:44 Bento, Cazol MKA & Hakalau Jodo Mission Vierra, AlberdJosephine P.O. Box 224 P.O. Box 18 P.O. Box 175 Hakalau, HI 96710 Papaikou, HI 96781 Hakalau, HI 96781 2-9-2:25 2-9-1:23 2-9-1:22 Mauna Kea Agribusiness Co., Inc. Ouye, Waichi et al Duplicate of 2-9-1:23 P.O. Box 116 Hakalau, HI 96781 2-9-1:15 2-9-1:17 2-9-1:14 Duplicate of 2-2-1:23 & :22 Duplicate of 2-9-1:23, :22 & :15 Kealoha, Yvonne P.O. Box 366 Hakalau, HI 96781 2-9-1:13 2-9-1:19 2-9-1:12 Kubo, Kiyoshi Rabang, Mazlene Gazcia, Joseph et al P.O. Box 244 P.O. Box 384 P.O. Box 278 Hakalau, HI 96781 Hakalau, HI 96781 Hakalau, HI 96781 17 2-9-4:39 2-9-4:38 2-9-4:69 Sunabe, Mac/Agnes Katsu, Melvyn/Dixie Chines, Clyde S. P.O. Box 282 P.O. Box 308 P.O. Box 104 Hakalau, HI 96781 Hakalau, HI 96781 Hakalau, HI 96781 3-1-4:01 3-1-1:01 3-1-1:04 SOH-DLNR Mauna Kea Agribusiness Co, Ina Mauna Kea Agribusiness Co., Inc. P.O. Box 936 Hilo, HI 96720 3-1-1:06 3-1-1:21 Mauna Kea Agribusiness Co., Inc. Patten, Gilbert & Mauna Kea Agribusiness Co., Inc. 18 w t Y t ` J ~ o ~Uj ~ vu 00 ~ I. ~s ~ ~ 00 ~ OIT H " I' ~ ~ > e m\ ~6 7 \\\\1 Y U 1 S ~ U Z I v U o i C7 pi -~-__~__I qei, ~ y r ~ O ~ N W tl x a i ~ 3 ~ ~ o A 4 i rc W N pZ f1 ~J W ~ n J N W o J V +1 t (((pW~~~ W S I~„~ N ~v N O~a~• Y Q _JIL- ~ a.~<~ d rQI a i ~ i/ mMN, ~+~<1 "a•~_ n _ ~ ;y~~~_ °a a~, A ~ d ~ ~ Y l/p~/q//[l' A S 4~~ $ a qi ~ 4~ i~ h~ _J~L_ AI°s I H...n sn wp~rq qF, acs 2? P~ 3 05 :iii-rj. LAND PLANNING ~ ~ ~ ~ lVY t. ~ I L4ND9GAPE ARCHITECTURE CC',1~,41~ ~ ENVIRONMENTAL STUDIES ~1 October 22, 1996 Ms. Virginia Goldstein, Director County of Hawaii Planning Department 25 Aupuni Street, #109 Fllo, Hawaii 96720 SUBJECT: CHIN CHUCK ROAD PROJECT APPLICANT: MAUNA KEA AGRIBUSINESS CO., INC. REQUEST: REVISIONS TO CHANGE OF ZONE APPLICATION (REZ 96-21) TMKs: 2-9-2: 52-60 AND 2-9-4: 87-91 Dear Ms. Goldstein: On behalf of Mauna Kea Agribusiness Co., Inc. (MKA), this letter is to request revisions to the subject Change of Zone application (REZ 96-21), which was submitted to the Planning Department on July 26, 1996, and is currently pending before the Planning Commission. This Change of Zone application sought to rezone a 124-acre parcel from A-20a to A-Sa. The 124-acre parcel was part of an existing agricultural subdivision that also included thirteen lots of 20 acres or larger. MKA's application would have resulted in creation of an additional 221ots of five acres or larger, for a total agricultural subdivision of 351ots. At the October 1, 1996 hearing before the County Planning Commission regarding the subject application, and at subsequent meetings with area residents, several members of the surrounding community expressed concern that the proposed five acre zoning would not be in keeping with the character of the surrounding area, which is generally comprised of farms of ten acres or larger. Further, many felt that the smaller, five to seven acre agricultural lots would attract more of the "gentlemen farmers" that commercial farmers and, as such, would not utilized the full agricultural potential of this prime agricultural area. To respond to these concerns while still providing a product that is reflective of the existing market conditions for this area, MKA now seeks to amend their pending Change of Zone application. The revisions being requested are as follows: • Change the zoning designation of the subject parcel to A-l0a (as opposed to the A-Sa designation previously requested). • Increase the proposed area to be rezoned from 124 acres to 395 acres to accommodate the larger lot sizes. Thus, the number of lots (35) previously planned for the agricultural subdivision will remain the same. W. Fran ]t Thomas S. Witten R. Stan Duncan Russell mng PACIFIC TOWER, SUITE 650 1001 BIS.._. STREET HONOLULU, HAWAII 96813 TELEPh. (80A) 521-5681 FAX: (AOA) 525-]402 BRANCH OFFICE: HILO LAGOON CENTER 101 AUPUNI STREET, SUITE Sl0 HILO. HAWAII 96]20 TELEPHONE: (808) 96ta985 FAX: (808) 9644989 Ms. Virginia H. Goldstein October 22, 1996 Page 2 Upon approval of the revised zoning petition, the resulting agricultural subdivision would be comprised of agricultural lots ranging in size from ten to nineteen acres, as shown in the attached figure (Revised Preliminary Subdivision Plan). In that the infrastructure related impacts (primarily water and traffic) have been evaluated based on the same number of lots, we believe that the requested change, though responding to the concern of area residents, will result in little or no change to the overall impact of the project to the surrounding area. A summary of infrastructure related impact of the revised change of zone application is as follows: Roads: The 35 agricultural lots resulting from this application would be accessed either directly, from driveways, or off roadways that stem from Chin Chuck Road, as shown in the Revised Preliminary Subdivision Plan. Roadway improvements will be constructed in accordance with County and State standards, in consultation with the County Department of Public Work's Engineering Division and the State Department of Transportation's Highways Division. A Traffic Impact Analysis Report, evaluating the potential impacts of the total lots to the intersection of Chin Chuck Road and the Hawaii Belt Highway, is currently on file with the County Planning Department. The Report, prepared by M&E Pacific, Inc., concludes that the existing roadways are adequate to accommodate the proposed agricultural lots on Chin Chuck Road and additional traffic mitigation measures are not warranted. Water: Water is available through the County water system that abuts the project site. The applicant, through an agreement with the County of Hawaii Water Commission, has sufficient water commitments through the Hakalau system to provide for the proposed subdivision. In total, the agreement provides credit for sixty (60) water units of 600 gallons per day to meet the requirements ofthis and other MICA planned subdivisions serviced by the Hakalau system. Power and Communication: Electrical power, telephone and cable t.v. service is provided in the Hakalau area by Hawau Electric Light Co., Hawaiian Telephone Co., and Hawaiian Cable Vision of Hilo, respectively. Applications will need to be placed with the utilities to coordinate the planned system improvements with creation of the proposed subdivision. Sewage System: Wastewater generated by the proposed subdivision is proposed to be handled onsite by means of individual cesspools or septic systems, meeting the approval of the State Department of Health and County Department of Public Works. Solid Waste: The solid waste system for the County consists of landfills located in Hilo and Puuanahulu, supported by transfer stations strategically sited throughout the County. The nearest transfer station is located in Honomu, approximately one mile from the project site. i 4 Ms. vrginia H. Goldstein October 22, 1996 Page 3 Please note that the TMKs for the proposed project area have changed to accommodate the inclusion of the larger land area in this request and to reflect parcel changes due to Subdivision 6699, which was approved on March 4, 1996. Accordingly, we have prepared a revised list of surrounding property owners, which is attached for your reference. Also enclosed with this submittal is a metes and bounds description of the proposed Change of Zone petition area in both map and written form, and a Revised Preliminary Subdivision Plan (one full scale and ten additional reduced copies). Should you have any questions or require further information regarding this request, please do not hesitate to contact either myself (961-3333) or Mr. Richard Armstrong at MICA (964-3292). Sincerely, AMES M. LEONARD, AICP Managing Director PBR HAWAII -Hilo Office Attachments xc: R. Armstrong W. Tallett E. Harada T. Witten ~ ~ ~ ®a o ~ o ~9 ~U ~ ~~I k Z ~n oo ~ v N V ~ O N N 3 m 7 N Y U s = n U Z = U U O C9 O~ v~Oi ? to ~ Ev.~ F- (O o U N Q A 1 W Qq Y P~ti ~ a ~ a a ~ _ ~ ~ 2g9 U i 3 N ~ _ ~ d Z C 0 O ~ F a ~ a d W _-Y Z o U i x o = ~ ~ ~ W ~y. o N Q r W 'V/' b + 7 ~ q ~ a m w r N ~ ~ ~ ~ U o ~a V Q v ~~no o~ a ~ N ~s ~ M Q a a Oq ~a ~e e Oq Oe_ Oa p,' ~ --L O~ Oq Q ~a ~ 04 ~ , e 2-9-4:56 2-9-4:38 2-9-4:69 Applicant Kaetsu, Melvin/Dixie Chinen, Clyde Trust P.O.Box 308 P.O.Box 104 Hakalau, HI 96710 Hakalau, HI 96710 2-9-4:39 2-9-4:70 2-9-4:40 Sunabe, Mac/Agnes Lew, Robert/Bessie Lew, Glenn et al. P.O.Box 282 4S4 Poipu Drive 4S4 Poipu St Hakalau, HI 96710 Honolulu, HI 96825 Honolulu, HI 96825 2-9-4:43 2-9-4:44 2-9-4:72 Kunisho, Akiyo Trust Fujimori, RoberUDoris Takai, Curtis Gilbert Kubo - 145 Kaunaloa Street P.O.Box 47 P.O.Box 214 Hilo, HI 96720 Pepeekeo, HI 96783 Hakalau, HI 96710 2-9-4:75 2-9-4:45 2-9-4:46 Menezes, Thomas/Cecily Paxton, Brian Chong, Yong P.O.Box 343 Beymer, Jonathan 411 Ehehehe Place Hakalau, HI 96710 P.O.Box 11463 Hilo, Hawaii 96720 Hilo, Hawaii 96721 2-9-4:78 2-9-4:48 2-9-4:71 Carmela Orchards Ltd. Ozaki, Mitsuru Tanaka, Tsutomu/Sumie P.O.Box 277 1205 Kahoa Street P.O.Box 374 Hakalau, HI 96710 Hilo, HI 96720 Hakalau, HI 96710 2-9-4:81 3-1-1:4 3-I-1:1 t7zaki, Minori/Mitsuko et al. Applicant Applicant P.O.Box 202 Hakalau, HI 96710 3-1-1:21 3-1-1:6 3-1-4:1 Patten, Gilbert Applicant State of Hawaii P.O.Box 729 DLNR Lay4onville, CA 95454 7S Aupuni Street Hilo, HI 96720 3-1-4:7 2-9-2:23 2-9-2:22 Applicant Applicant Tsuha, Alfred/Dale P.O. Box 32S Hakalau, HI 96710 2-9-2:21 2-9-2:20 2-9-2:19 L & R Farm Inc. Tsuha CondolTsuha, A.D. Ah Yo, Gabriel et al P.O. Box 2237 P.O. Box D P.O. Box 35 Papaikou, HI 96781 Hakalau, HI 96710 Honomu, HI 95728 2-9-2:51 2-9-2:18 2-9-2:17 Crivello, Glenn/Veronica Duplicate of 2-9-2:51 Kunishi, John T. Jr. P.O.Box U 1712 Kilauea Hakalau, HI 96710 Hilo, HI 96720 r 2-9-2:16 2-9-2:15 2-9-2:3 SOH Arakawa, Marion et al Applicant Choi Young Su P.O. Box 313 P.O Box 1694 Hakalau, HI 96710 Keaau, HI 96749 2-9-2:1 2-9-2:37 2-9-2:24 Applicant Shimooka, Raymond et al Bento, Carol 97-714 Kealaluna Dr. P.O. Box 224 Aeia, HI 96701 Hakalau, HI 96710 2-9-2:36 2-9-2:25 2-9-2:39 Hakalau Jodo Mission Applicant Applicant P.O. Box 296 Hakalau, HI 96710 2-9-1:23 2-9-1:22 2-9-1:15 Ouye, Waichi et al Duplicate of 2-9-1:23 Duplicate of 2-9-1:23 P.O. Box 116 Hakalau, HI 96710 2-9-1:17 2-9-1:14 2-9-1:13 Duplicate of 2-9-1:23 Kealoha, Yvonne Kubo, Kiyoshi P.O. Box 366 P.O. Box 244 Hakalau, HI 96710 Hakalau, HI 96710 2-9-1:19 2-9-1:12 Rabang, Marlene Gazcia, Joseph et al P.O. Box 384 P.O. Box 278 Hakalau, HI 96710 Hakalau, HI 96710 , DESCRIPTION OF PROPOSED RE-ZONING (AG-20 to AG-10) BEING ALL OF LOTS 1 TO 14, INCLUSIVE, OF MAUNA KEA FARMS AT HAKALAU _ Being, also, portions of Royal Patent 7541, Land Commission _ Award 11216, Apana 42 to M. Kekauonohi and Land Patent 5150 to H. L. Whitney At Hakalau Nui, South Hilo, Island of Hawaii, Hawaii Beginning at a pipe at the southeasterly corner of this parcel of land on the northerly side of Mountain of Chin Chuck Road and at a point on the westerly side of Hawaii Belt Road, the coordinates of said point of beginning referred to Government Survey Triangulation Station "ALALA" being 21,065.30 feet North and 6,107.41 feet West, thence running by azimuths measured clockwise from True South: 1. 69° 46' 783.42 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 2. 57° 31' 130.92 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 3. 52° 51' 227.58 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 4. 53° 00' 1024.04 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 5. 47° 01' 493.43 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 6. 137° 01' 120.00 feet along Water Tank Site to a pipe; 7. 47° 01' 85.00 feet along Water Tank Site to a pipe; 8. 317° 01' 120.00 feet along Water Tank Site to a pipe; 9. 47° 01' 240.14 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 10. 48° 31' 404.71 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 11. 56° 26' 212.35 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 12. 64° 41' 199.72 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 13. 68° 41' 401.93 feet along the northerly side of Mountain or Chin _ Chuck Road to a pipe; 14. 59° 11' 216.88 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 15. 49° 01' 199.32 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 16. 55° 26' 173.69 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 17. 61° 21' 363.67 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 18. 45° 01' 69.13 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 19. 35° 19' 1108.22 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 20. 30° 06' 562.63 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 21. 33° 31' 225.83 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 22. 37° 11' 243.86 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 23. 44° 01' 187.38 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 24. 58° 56' 294.59 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 25. 59° 26' 646.65 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; . 26. 51° 21' 328.88 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 27. 59° 46' 175.94 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; c 28. 71 ~ 31' 359.37 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 29. 75~ 51' 219.39 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 30. 81 ~ 51' 151:94 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 31. 76~ 01' 174.91 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 32. 73~ 31' 203.08 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 33. 61 ~ 31' 238.43 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 34. 50~ 16' 160.28 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 35. 46~ 26' 243.42 feet along the northerly side of Mountain or Chin Chuck Road to a pipe; 36. 146 30' 317.02 feet along the remainder of R. P. 7541, L.C. Aw. 11216, Ap. 42 to M. Kekauonohi to a pipe; Thence along the remainder of R.P. 7541, L. C. Aw. 11216, Ap. 42 to M. Kekauonohi and following the top of gulch for the next fifty-one (51) courses being; 37. 179 46' 149.36 feet to a pipe; 38. 201 ~ 00' 228.00 feet to a pipe; 39. 168 00' 123.00 feet to a pipe; 40. 228 00' 254.00 feet to a pipe; 41. 249 00' 99.00 feet to a pipe; 42. 263 00' 144.00 feet to a pipe; 43. 274 00' 160.00 feet to a pipe; 44. 285 00' 225.00 feet to a pipe; . 45. 242 00' 217.00 feet to a pipe; 46. 246 00' 171.00 feet to a pipe; 47. 227 30' 225.00 feet to a pipe; 48. 211° 00' 200.00 feet to a pipe; 49. 215° 00' 179.00 feet to a pipe; 50. 203° 00' 227.00 feet to a pipe; 51. 192° 30' 339:00 feet to a pipe; 52. 204° 00' 197.00 feet to a pipe; 53. 249° 00' 245.00 feet to a pipe; 54. 230° 00' 358.00 feet to a pipe; 55. 309° 00' 172.00 feet to a pipe; 56. 214° 00' 251.65 feet to a pipe; 57. 188° 00' 141.00 feet to a pipe; 58. 215° 00' 73.00 feet to a pipe; 59. 250° 00' 55.00 feet to a pipe; 60. 191 ° 00' 453.00 feet to a pipe; 61. 200° 00' 209.00 feet to a pipe; 62. 192° 00' 330.00 feet to a pipe; 63. 187° 00' 220.00 feet to a pipe; 64. 173° 00' 206.13 feet to a pipe; 65. 188° 30' 367.00 feet to a pipe; 66. 234° 30' 216.00 feet to a pipe; 67. 267° 00' 147.00 feet to a pipe; 68. 234° 00' 219.00 feet to a pipe; 69. 209° 10' 341.69 feet to a pipe; 70. 189° 57' 265.65 feet to a pipe; 71. 167° 00' 320.00 feet to a pipe; 72. 151 ° 30' 213.00 feet to a pipe; 73. 210° 00' 125.00 feet to a pipe; 74. 262° 00' 155.00 feet to a pipe; 1 i. t 75. 248° 00' 523.00 feet to a pipe; 76. 225° 45' 645.00 feet to a pipe; 77. 277° 00' 299.00 feet to a pipe; 78. 261° 15' 510.00 feet to a pipe; 79. 244° 00' . 172.00 feet to a pipe; 8Q. 272° 42' 411.16 feet to a pipe; 81. 254° 15' 307.54 feet to a pipe; 82. 240° 00' 257.00 feet to a pipe; 83. 271° 00' 77.00 feet to a pipe; 84. 218° 30' 233.00 feet to a pipe; 85. 242° 30' 400.00 feet to a pipe; 86. 229° 30' 348.00 feet to a pipe; 87. 241° 00' 394.00 feet to a pipe; 88. 279° 00' 46.00 feet to a pipe; 89. 331° 17' 270.41 feet along the westerly side of Hawaii Belt Road to a pipe; 90. Thence along the westerly side of Hawaii Belt Road on a curve to the left with a radius of 2914.79 feet, the chord azimuth and distance being: 322° 45' 30" 864.18 feet to a pipe 91. 314° 14' 527.38 feet along the westerly side of Hawaii Belt Road to a pipe; 92. Thence along the westerly side of Hawaii Belt Road on a curve to the right with a radius of 100.00 feet, the chord azimuth and distance being: 341° 44' 92.35 feet to a pipe; 93. 9° 14' 107.19 feet along the westerly side of Hawaii Belt Road to a pipe; a 94. Thence along the westerly side of Hawaii Belt Road on a curve to the right with a radius of 72.00 feet, the chord azimuth and distance being: 39~ 24' 72.36 feet to a pipe; 95. 69~ 34' 204.91 feet along the westerly side of Hawaii Belt Road - to a pipe; 96. 341 ~ 23' 27.20 feet along the westerly side of Hawaii Belt Road to the point of beginning and containing an Area of 392.024 Acres. ~GB ~ "'@ 1001 Bishop Street ~l ~m G4j MS~E Pacific, Inc. Honolulu, Hawaii 3 ~Mw~ October 15, 1996 Wo ass Licensed Land Surveyor $P• Certificate No. 4722 y~wAll, V. .