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Home My WebLink About2015-3 REZ 14-185William P. Kenoi Mayor West Hawaii Office 74-5044 Ane Keohokalole Hwy Kailua-Kona, Hawaii 96740 Phone(808)323-4770 Fax (808) 327-3563 December 31, 2014 Jor—_ County of Hawaili PLANNING DEPARTMENT Communication No. 2015-3 TO: DPW-ENG-HIL0 DLNR-HONOLULU DWS DLNR-HPD DEM HEALTH POLICE OFFICE OF PLANNING FIRE DEPT OF AGRICULTURE Duane Kanuha Director Bobby Command Deputy Director East Hawaii Office 101 Pauahi Street Suite 3 Hilo, Hawaii 96720 Phone (808) 961-8288 Fax (808) 961-8742 The enclosed Change of Zone application is being forwarded for your review. May we please have your written comments by January 28, 2015. Otherwise, we will assume that you have n* comments or objections on the request. Should you have hwitzu tt at 961-8288, ext.8158. Thank you very much. MemoHfi-eitasREZ I 4-185mad Enclosure wwmxL)hp1kn in tq -g n -40t,t��i H—at'i County is an Fqual OPPOrtunily Provider and Emplojwr planni 'iib4iEaiLL APPLICATION FOR CHANGE OF APPLICANTS: HARRY AND SANDRA FREITAS A-20a to A-5a Tax Map Key: (3)1-8-005:133 CHANGE OF ZONE APPLICATION 14 COUNTY OF HAWAII PLANNING DEPARTMENT (Type or legibly print the requested information) APPLIC APPLICANT'S SIGNATURE: DATE: ADDRESS: �/IIED LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS.- PHONE:(Bus.) (Res.) (Fax) LANDONVNER(S): LANDOWNER SIGNATURE(S): LANDOWNER(S) ADDRESS' Nav be by letter) REQUEST: TO E lsi�lri�:oti lilp) TAX MAP KEY- K\ (Proposed zolling) STREET ADDRESS OF PROPERTY: SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: - AGENT: ' ADDRESS: C) TELEPHONE: (Bus.) '\C(\9 (Res) (Fax), Please indicate to whom original correspondence and copies should be sent, County of Hawaii Planning Department 101 Pauahi St., Suite 3 Hilo, Ul 96720 October 17, 2012 Re: Change of Zone for (3) 1-8-005: 133 To Whom It May Concern: Harry and Sandra Freitas have retained the services of The Law Office of Ted Hong to act on their behalf for an application for a Change of Zone. Any and all questions regarding the application may be forwarded to them. I have authorized its agents to act on my behalf concerning any inquiries that may arise. Law Office of Ted Hong PO Box 4217 Hilo, 11196721 (808) 933-1911 Sincerely, ;andra Freitas ATTAC HM EN T Age uluura 1R e zoning PLANNING DEPARTMENT COUNTY O F HAW AIL APPLICATDN FOR CHANGE OF ZONE Ifyourmquestis approved, do you intend b subdjvbe the sub�ct land in accordance with the approved change of zone? Ifyej,L-base answ erthe restof questhn 1 and then to questhn 3. a. How m any acres of1he requested area do you h-tind to subdiTbe? u. JntD whatbtsi7,es? Ifyourmquestis approved, appmxjn ately how long afferthe date ofappiDvaldo you expecttD subm it:yoursubd bn plans to the Planning D epaitn entfDrpmlh:hary appmvar Do you intend to build houses on the newly created bts? If yejja-)ease answerthe f)lbw Jng questims: 0 n how m any ofthose lots? Atw hatappm.;jn ate prime iange? H ouse Lot Total AppmYinatelyhow bng, afterappmvalof the subditbn, would the firsthouse be available fDroccupancy? Ifyou intend fD subdirbe, please subm la pmhn -bary schem atic subdi7isbn plan tDgetherw1h yourchange of zone appli-,atbn fDM Ifyou have no En plans ofsubdi7iJiag the sub�ctama, intend fD: Sell-or-base the land to someone who has Ern plans? S ellorbase the land tD som eone who has tentatiie plans? S ellorhase the land to som eone who has no plans? Keep it? then 0-ase state) 5/84 do you Ifyou Mend to do ethera, b, c, phase ebbomte on the kind ofplars the otherparty has. P base, a-Iso , ihcbde in your answerappm-Kh ateV how soon afterappmvalofyourmzomhq do you exTectfb tiansferthe sub�ct land to anotherpaLty. Do you thhk thatyourmquestand your fujdherphns fDrthe hnd wiILalbviatp- the bcalhousing sluathn? How? Are them any buib-bgs on the sub�ctama? fso, whatkind? W hatdo you iitend to app roved? those bugs ifyourmquest is Is the sub cthnd cui:mnkjL'e-r �g used f)rany agltulumlact *? ifso, phase listthe kbds ofpnDducts grown and on how m any square feetoracms of hnd perpmduct W as your bts? fDrthe cmathn ofw, albragikulumi If so, diJ yourpbn hcbde the fO3Dwjrig consbemthns? a. C om m odity to be produced? W hat k-bds 0 fcom m odity? t. S ulabiUy ofthe proposed bt-size :br thatcom m odiy? Suffr-jentfan she to albw masonabb chance of successh com m er-jalagjjculum? -2- M 0 Agri -iluiaihases orotherfDrr, s of assurance thatpotEmtbl u. buyer orbases w oust putthe subj--ctama itD some fame of agizulujaluse? Phase stale the proposed We ofananqem, ent P base subm ityouraghculturalphns fDrthe sub:ctama and pmsentevidence of consEenathn of the above mquitem ents tDgether wih yourmquestfDra change of zone. If you do nothtend to subdiibe the subj--ct-land brsom e sortof agriultumlpuipose, phase state your other ina sons. To yourlmow-bdge, has them been any fbod-bg and/brdmhage pmbbm on the sub�ctama? If so, phase descrbe the pmbbm . Do you thhk thatthe roads badiig b the sub�cta ma needs C .:m pmvem, ents? f3o, whatk-hd? Ts the mad adequate brthe proposed traffc vobm e orbad? 9. W hatsotofgovemm entalassistance and/brin pmvem ents do you teelwiLl be needed h the sub�ctama when devebped? S choo-b R oads Sewer D n hage -3- Yes No Yes Police Pmtcthn Fire P mtectiDn RecmathnalFaciltbs -Pub li-, U tlb� s 0 ther Forthose checked 'Ves", pbase elaborate whatt�pe orki-ids of in pmvem ents and/o r assistance am needed. SJjnatum: Address: TeL-phone: Date: No V/ 0 V- -4- Application for Change of Zone — TMK (3)1 -8- 005:133 Harry & Sandy Freitas APPLICATION FOR CHANGE OF ZONE APPLICANTS: HARRY AND SANDRA FREITAS A -20a to A -5a Tax Map Key: (3)1 -8- 005:133 DECEMBER 2014 Page - 1- I I Application for Change of Zone —TMK (3)1 -8- 005:133 Harry & Sandy Freitas TABLE OF CONTENTS ProjectSnapshot ................................. ..............................4 Introduction/Project Location ..................... ............................... 5 I. DETAILS OF PROPOSED DEVELOPMENT A. Project Description ................... ..............................5 B. Statement of Objectives and Reason for the Request ....................... 5 C. Number of Acres /Square Feet ............................... ......... 5 D. Proposed Units /Lots /Floor Area of Proposed Building Envelope ............. 6 E. Timeframe and Cost ................. ............................... 6 F. Membership Size/Number of Employees and Clientele .................... 6 G. Parking Arrangement ................. ..............................6 H. Traffic Impacts ...................... ..............................6 I. Roadway and Property Access ......... ............................... 6 II. CONFRAMNCE WITH STATE /COUNTY PLANS A. State Land Use Designation ........... ............................... 7 B. Chapter 205A, Coastal Zone Management .............................. 7 C. Hawaii State Plan ................... ............................... 7 D. Hawaii County General Plan .......... ............................... 7 E. County Zoning ...................... ..............................8 F. Community Development Plan ........ ............................... 8 G. Special Management Area ........... ............................... 10 III. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA A. Description of Subject Property, Location, Climate, Topography, Slope ...... 10 B. Lava Hazard Zone ................. ............................... 10 C. Distance from Coastline ............. ............................... 10 D. Agricultural Lands of Importance in the State of Hawaii (ALISH) .......... 10 E. Land Study Bureau Soil Rating ....... ............................... 11 F. Flood Insurance Rate Map (FIRM) .... ............................... 11 G. Existing Drainageways or Improvements .............................. 11 H. Air/Noise/Water Quality ............ ............................... 11 I. Archaeological /Cultural or Historic Sites .............................. 12 J. Existing Floral /Fauna Resources ...... ............................... 12 K. Scenic or Coastal Resources ............ .............................12 L. Customary Native Hawaiian Rights .... ............................... 12 M. Existing Public Access .............. ............................... 13 Page - 2 - Application for Change of Zone — TMK (3)1 -8- 005:133 Harry & Sandy Freitas N. Social Settlement Pattern for the Area .. ............................... 13 O. Economic Resources of the Area ...... ............................... 13 P. Land Value ......................... .............................13 Q. Land Use ........................... .............................13 R. Zoning ............................. .............................13 IV. PUBLIC FACILITEIS AND SERVICES A. Description of Access ................. .............................14 B. Availability of Water ............... ............................... 14 C. Sewage Disposal ..................... .............................15 D. Solid Waste ......................... .............................15 E. Police and Fire .................... ............................... 15 F. Schools ............................ .............................15 G. Parks .............................. .............................15 H. Other Utilities ....................... .............................15 V. ENVIRONMETNAL ASSESSEMNT AND ANALYSIS A. Relationship between Short and Long Term Use .........................16 B. Mitigative Measures ................ ............................... 16 C. Alternatives to the Proposed Development . .............................16 D. Irreversible and Irretrievable Commitments .............................16 EXHIBITS Exhibit A: Quit Claim Deed Document No. A- 44360124 (metes and bounds description) Exhibit B: Tax map Key (3)1 -8- 005:133 Exhibit C: State Land Use Designation Exhibit D: General Plan LUPAG Designation Exhibit E: County of Hawaii Zoning Exhibit F: County of Hawaii FIRM Designation Exhibit G: SHPD — Request for No Effect Letter Appendix 1: Site Plan Appendix 2: Conceptual Subdivision Appendix 3: Various Property Photographs Page -3- Application for Change of Zone —TMK (3)1 -8- 005:133 Harry & Sandy Freitas Project Name: Freitas Change of Zone Application Applicant: Harry and Sandy Freitas Post Office Box 4603 Hilo, Hawaii 96720 Applicant's Agent: Ted Hong Office of Ted Hong, Esq. Post Office Box 4217 Hilo, Hawaii 96720 Tax Map Key: (3) 1 -8- 005:133 Parcel Size: 50.0 acres Requested Land Area for 50.0 acres (entire parcel) Special Permit: Location: Olaa Reservation Lots, Puna, Island and County of Hawaii Land Owner: Harry and Sandy Freitas Existing Uses: Single Family Dwelling, Pasture /Agricultural (A -20a) Proposed Uses Agricultural 5 -Acres (A -5a) to a maximum of 6 lots Land Use Classifications: State Land Use: Agricultural Hawaii County General Rural Plan (LUPAG): Zoning: Agriculture 20 -acre (A -20a) Special Management Area: Project is not within the SMA ALISH Important Agricultural Land FIRM Zone X Page - 4 - Application for Change of Zone —TMK (3)1 -8- 005:133 Harry & Sandy Freitas APPLICATION FOR CHANGE OF ZONE County Environmental & Background Report INTRODUCTION The applicants, Harry and Sandra Feitas, are the owners of the owners of the fifty (50) acres subject parcel as evidenced by Quit Claim Deed dated January 23, 2012 and recorded with the Bureau of Conveyances on February 23, 2012, Doc No(s) A- 44360124, attached hereto as Exhibit A. The Applicants would like to rezone their property from Agriculture A -20a to Agriculture A -5a. PROJECT LOCATION The subject parcel is identified as Tax Map Key (3)1 -8- 005 -133, attached hereto as Exhibit B is located at 18 -4233 N Pszyk Road, Olaa Reservation Lots, Mountain View, Puna, Island of Hawaii, County and State of Hawaii, hereinafter "Property ". A copy of the Site Plan is attached as Appendix 1. I. DETAILS OF PROPOSED USE/DEVELOPMENT A. Project Description The Applicants would like to rezone the subject parcel in order to subdivide them into six (6) total lots. The Applicants have prepared a conceptual subdivision plan, attached as Appendix 2. The conceptual plan takes advantage of some of the existing pasture /field roadway systems and provides a singular roadway to provide access to six lots. This conceptual plan also minimizes any further subdivision of the lots. Lot 1 with the existing residence will be approximately 11.8 acres, Lot 2 - 7.5 acres, Lot 3 - 6.1 acres, Lot 4 - 9.6 acres, Lot 5 - 7.0 acres and Lot 6 - 6.0 acres. B. Statement of Objectives and Reason for the Request The Applicants wish to provide an inheritance and legacy for their children. An approval of this Change of Zone application would allow the applicant to provide a lot to each of their children. Base on the propose land area and size each lot could easily continue the agricultural designation and maintain individual farms and light live stock. C. Number of Acres /Square Feet The subject parcel is fifty (50) acres in size. Page -5- Application for Change of Zone — TMK (3)1 -8- 005:133 Harry & Sandy Freitas D. Proposed Units /Lots /Floor Area of Proposed Building Envelope Applicants The Applicants wish to subdivide the subject parcel into six (6) total lots within the current fifty acre area. Note that if this change of zone is approved that Applicant is not seeking the densest possible subdivision of the subject parcel. E. Timeframe and Cost Assuming the Change of Zone Application is approved, the Applicant foresees needing approximately 3 — 5 years to complete a subdivision process and other approvals prior to conveying and recordation of lots for family members. F. Membership Size /Number of Employees and Clientele Aside from family members running their individual farms /ranges, there are no employees or members planned for the proposed subdivision at this time. However, should there be a need the applicant shall seek appropriate approvals as necessary. G. Parking Arrangement The only parking required for every proposed lot will be for the agricultural dwelling for each individual lot. H. Traffic Impacts Based on the proposed application and the resulting number of lots (6) no traffic impacts are anticipate. I. Roadways and Property Access. Applicants have a 45 -foot wide access and utility easement appurtenant to TMK Parcel 133 (Doc No. 2001- 026273) from Psyzk Road. The Applicants have had preliminary discussion with the owners of Parcel 133, Bang San Ho Temple. Should this change of zone application be approved, the Applicants and Bang San Ho Temple have agreed to prepare and execute an extinguishment of the 45 -foot easement and execute an 50 -foot access and utility easement. The Applicant support this requirement as part of the conditions of approval for this application. Page - 6 - Application for Change of Zone —TMK (3)1 -8- 005:133 Harry & Sandy Freitas II. CONFORMANCE WITH STATE /COUNTY PLANS A. State Land Use Designation The subject parcel is situated within the State Land Use Agricultural District as shown in Exhibit C. The proposed change of zone from A -20a to A -5a would not interfere with the State's land use designation for the subject parcel. S. Chapter 205A, Coastal Zone Management The proposed rezoning would not be contrary to the concerns of Chapter 205A and Coastal Zone Management as it would not interfere with public access to the shoreline, scenic and open space resources since it is approximately 13 inland from the coast. C. Hawaii State Plan The Hawaii State Plan is intended to serve as a guide for the growth and future long range development of the state. Chapter 226 of the Hawaii Revised Statutes provides the long term goals and policies of the Hawaii State Plan. • A strong, viable economy characterized by stability, diversity and growth that enables the fulfillment of the needs and expectations of Hawaii's present and future generations. • A desired physical environment characterized by beauty, cleanliness, quiet, stable natural system, and uniqueness that enhances the mental and physical well -being of the people. • Physical, social, and economic well -being for individuals and families that nourishes a sense of community responsibility and caring and of participation in community life. The proposed change of zone and subdivision are in compliance with these goals. If the requested change of zone and subdivision are approved, the resulting lots will contribute to the County's overall income and increase both County and State of Hawaii revenues. In addition, the families that are given these lots will contribute to the local economy by growing either livestock or an agricultural product intended for sale. The subject parcel will not change physically, aside from the construction of farm dwellings on the new lots. Therefore, the proposed change of zone and subdivision will not impact the current beauty, cleanliness, quiet and stable natural system there. The proposed subdivision and change of zone also further the physical and social well- being for families as the Applicants are moving forward with this project to bring Page - 7 - Application for Change of Zone —TMK (3)1 -8- 005:133 Harry & Sandy Freitas members of their family closer together and allowing them to live and work close to them. In summary, the change of zone and proposed subdivision will comply with the Hawaii State Plan. D. Hawaii County General Plan The General Plan Land Use Pattern Allocation Guide (LUPAG) Map states that the subject parcel is within the "Important Agricultural Lands" designation and is shown on Exhibit D. The proposed change of zone and subdivision would be consistent with this designation. E. County Zoning The parcel is presently zoned A -20a as shown on Exhibit E and the approval of this application would be consistent with the land use zoning pattern that currently exist at adjacent properties. F. Community Development Plan Section 15.1 of the County of Hawaii General Plan called for the development and adoption of Community Development Plans. The General Plan states that the CDPs "will translate the broad General Plan statements to specific actions as they apply to specific geographic areas." The Puna Community Development Plan (Puna CDP) was adopted by the Hawaii County Council in August 2008 and has been amended several times since, the latest being December 2011. The Puna CDP established three overarching themes that correspond to the top three issues that face the region. This application will look at each separately. 1. Malama I Ka `Aina established how the contextual natural, historic and cultural features of Puna should be preserved and respected. There are no structures on the subject parcel that are historically significant. It is also unlikely that there are any subsurface historical remains. However, if any archaeological resources are encouraging during construction of the proposed structures, SHPD will be contacted immediately and all work in the area shall cease until clearance is obtained. Scenic resources are not expected to be significantly impacted. Shorelines, coastal waters and native forests are not applicable to the proposed change of zone and subject parcel. 2. Growth Management addresses how the future pattern of human settlement and land use should be shaped to respect that context and Page -8- Application for Change of Zone — TMK (3)1 -8- 005:133 Harry & Sandy Freitas support the desired quality of life for Puna's residents. Four major elements are identified and assigned goals, objectives and actions: a. Land Use Pattern — LUPAG designates the subject parcel as "Important Agricultural Land ". The proposed change of zone would be consistent with this designation. The proposed subdivision would also be consistent with the following goals of the CDP: 1) lands for agricultural use would be preserved; 2) Puna agricultural products represent an increasing local market share; and 3) opportunities for diversified agricultural. b. Social Services and Housing — the proposed change of zone and subdivision is not expected to have a significant impact on local social services or housing as owners of the new lots would build their own farm dwellings. C. Public safety and sanitation services — the subject parcel is located in an area where basic infrastructure is available. d. Parks and recreation - the proposed change of zone and subdivision is not expected to have a significant impact on any park or recreational resource. e. Energy sustainability — Applicants are considering the use of photovoltaic cells on the rooftops of farm dwellings constructed a s a result of the proposed subdivision to lessen the energy impact from the creation of additional lots. 3. Transportation focuses on sustainable approaches to transportation to support the goals of the two above themes. The subject parcel is currently access by Psyzk Road, a modest standard road. The Applicants would continue to utilize that road. As noted within the Property deed, access for the Property is available via Kopua Road, however, this road is a paper road and should the County develop this roadways the Applicants will cooperate with the County to provide the appropriate set -aside and right - of -way for access the Property Page - 9 - Application for Change of Zone — TMK (3)1 -8- 005:133 Harry & Sandy Freitas G. Special Management Area The subject parcel is outside the County of Hawaii's adopted Special Management Area. No permits would be necessary under SMA regulations. III. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA A. Description of subject property, location, climate, topography, slope, soiles (including size, shape, existing structures) Climate: Located on the Windward side of the Big Island, the mean annual rainfall is approximately 120 to 160 inches. Generally, the wet months occur from October through April. The mean annual temperature is approximately 73 degrees Fahrenheit. Wind patterns are diurnal with dominant easterly tradewinds prevailing during the day and cooler westerly winds sweeping down from the slopes of Mauna Loa and Mauna Kea in the evening. B. Lava Hazard Zone The subject parcel is within Zone 3 of the Volcano Hazard Zones. Areas in Zone 3 are gradationally less hazardous than Zone 2 because of greater distance from recently active vents and/or because the topography makes it less likely that flows will cover these areas. C. Distance from coastline The subject parcel is more than ten miles from the nearest coastline. D. Agricultural Lands of Importance in the State of Hawaii (ALISH) designation The subject parcel is designated as "Other Important Agricultural Land." Other Important Agricultural Land is land other than Prime or Unique Agricultural Land that is of state -wide or local importance for the production of food, feed, fiber and forage crops. The lands in this classification are important to agriculture in Hawaii, yet they exhibit properties, such as seasonal wetness, erodibility, limited rooting zone, slope, flooding or droughtness that exclude them from the Prime or Unique Agricultural Land classifications. Two examples are lands which do not have an adequate moisture supply to qualify as Prime Agricultural Land and lands which have similar characteristics and properties as Unique Agricultural Land except that the land is not currently in use for the production of a unique crop. These lands can be farmed satisfactorily by applying greater inputs of fertilizer and other soil amendments, drainage improvement, erosion control practices, flood protection and produce fair to good crop yields when managed properly. Page - 10 Application for Change of Zone —TMK (3)1 -8- 005:133 Harry & Sandy Freitas Other criteria which may qualify this subject parcel as Other Important Agricultural Land is the land slopes less than 35% and is presently used for grazing or has grazing potential. The soils have sufficient available water to produce fair to good yields of forage. E. Land Study Bureau soil rating The Property consists of the Puaulu series which consists of well - drained silty clay loam soils developed in geologically recent volcanic ash. These soils occur on nearly level to undulating mountain slopes. F. Flood Insurance Rate Map (FIRM) designation (contact Department of Public Works — Engineering Division There The Federal Emergency Management Agency (FEMA) has classified the area in which the Property is located as Zone X. Zone X is land with no recognized flood potential and is located outside both the 100 -year and 500 -year floodplain. The classification means that the Property is located outside of the 0.2 percent annual chance floodplain, and that no based flood elevations or depths are shown for this zone. A copy of the FIRM designation is attached as Exhibit F. G. Existing Drainage ways or improvements There are no significant drainage ways that adversely affect the parcel. H. Air /noise /water quality Air Quali : In general, the ambient air quality of the subject parcel meets all Federal and State standards by its designation as an "attainment" area by the Hawaii State Department of Health, Clean Air Branch. The windward area of the Big Island is subject to voggy conditions, due to volcanic activity, during times of cessation of trade winds. The air quality of the subject parcel and surrounding area is not expected to be significantly impacted by the proposed subdivision. Minor, short-term impacts, capable of mitigation to very low levels, may occur during construction of farm dwellings. Best practices will be developed and utilized to address any impacts in compliance with applicable Federal, State and County regulations and requirements. Noise: The proposed subdivision of the subject parcel is not expected to significantly impact noise levels in the area. The area is rural in nature, and adjacent lots are 50 acres in size — with lots of wide open spaces. Noise levels would temporarily increase for the construction of farm dwellings during daytime hours and would return to normal levels at night. While unlikely, if there will be instances where construction noise is expected to exceed the Department of Health's Page - 11 Application for Change of Zone —TMK (3)1 -8- 005:133 Harry & Sandy Freitas maximum permissible property -line levels, the Applicants or contractors themselves will obtain a permit in conformance with Title 11, Chapter 46, Hawaii Administrative Rules prior to construction. Water quality: Potable water is currently procured and utilized via a private catchment system. There are no streams or rivers located on the subject parcel. The proposed subdivision will not significantly impact water resources. Historic Resources I. Existing archaeological, cultural or historic sites on National Register or Hawaii Register (Contact Department of Land and Natural Resources) There are no existing archaeological, cultural or historic sites on the National or State Register within or on the subject parcel. Natural Resources J. Existing floral /fauna resources (any native or exotic plants; any listed or candidate for endangered species) The Property is predominately pasture lands with various types of grasses. The Property does not have any high -value trees or floral resources. Various common birds such as Japanese White -eye, Northern Cardinal, Spotted Dove and common myna are seen on the Property and none of these birds are listed or candidates for threatened or endangered species. K. Scenic or coastal resources The Hawaii County General Plan designates certain sites and areas as areas of natural beauty and scenic resources. The subject parcel is not listed as one of these designated areas. Additionally, the subject parcel is not a coastal property and there is no immediate view of the actual coast. The proposed subdivision is not expected to significantly impact the viewplanes of any surrounding property owners. Valued Cultural Resources L. Identify any traditional and customary native Hawaiian rights that are exercised in the area; the extent in which the proposed development will affect these rights; and feasible action to be taken to protect native Hawaiian rights if they exist. Cultural resources associated with traditional and customary Native Hawaiian rights have not been identified on the subject parcel. Page - 12 Application for Change of Zone —TMK (3)1 -8- 005:133 Harry & Sandy Freitas Public Access M. Existing public access to and along the shoreline or to mountain areas and knowledge of public access being used There is no existing public access to and along a shoreline or to mountain areas through or proximate to the subject parcel. Social - Economic Characteristics N. Social settlement pattern for the area The subject parcel is located in Mountain View. In 2006, Mountain View's population was approximately 3,389 residents. 716 of those residents lived in the County of Hawaii in 1995, while 1,655 of those residents lived in the same home since 1995. The median resident age in 2006 of a Mountain View resident was 34.6 years of age. O. Economic resources of the area The 2000 Census indicated that 257 people rented the premises they resided in while 702 of residents were owner occupiers. In 2006, the median household income for a resident in Mountain View was approximately $26,860. Tourism remains a major income - generating trade in Mountain View. P. Land values According to the Hawaii County Real Property Tax Office, the subject parcel's market land value is approximately $219,400. Land values of agriculturally zoned parcels to the north, south, east and west adjacent of the subject parcel range from $211,700 to $218,800. Surrounding Lands Q. Land use All adjacent parcels are designated in the Agriculture State Land Use District. R. Zoning Adjacent parcels to the north and west of the subject parcel are currently zoned A -5a (i.e., (3) 1 -8 -005: 131 and 132 & (3)1 -8 -006: 013) and would be consistent with the zoning asked for in this application. Adjacent parcels to the east, southwest, and south of the subject parcel are currently zoned A -20a (i.e., (3) 1 -8 -005: 128, 134 and 138). Page - 13 Application for Change of Zone — TMK (3)1 -8- 005:133 Harry & Sandy Freitas IV. PUBLIC FACILITIES AND SERVICES A. Description of access The subject parcel is accessed via an unpaved sugar plantation style road named North Kopua Road. B. Availability of water Section 23 -84 of the Subdivision Code requires that all new subdivisions have a water system meeting the minimum requirements of the Department of Water Supply. The location of the subject parcel is not within DWS's existing service limits and is situated at an elevation such that the Department of Water Supply's water system cannot provide adequate water pressure due to budgetary constraints. The water system simply cannot support the proposed subdivision without extensive improvements and additions such as source, storage, booster pumps, transmission and distribution facilities. Also it is unreasonable to have the Applicants to design, drill and develop private wells and install the necessary water system improvements. The Applicants propose that the subject parcel and proposed subdivision be allowed to utilize a privately owned individual rain water catchment system. Such a system can meet the intent and purpose of the Subdivision Code, and is allowed if the lot receives sufficient annual rainfall per year. According to GIS data and the Department of Water Supply, the subject parcel receives some 180 inches to 200 inches of water every year. With the high levels of rainfall every year, this should provide a sufficient source of water for the planned subdivision of the subject parcel. The Applicants would be agreeable to conditions on the use of a water catchment system for the proposed subdivision. Several other parcels around the subject parcel applied for and were granted a water variance of some sort. Variance 934 and 935 (to the north or the subject parcel) granted permits for catchment systems at Tax Map Key: (3) 1 -8 -005: 115, 116 and 129. Variance 08 -054 granted a water catchment variance to Tax Map Key: (3) 1 -8 -005: 127 and 178 (to the east of the subject parcel). Most recently, Variance 10 -001 has allowed a water variance at Tax Map Key: (3) 1 -8 -005: 112 allowed a water variance to the southwest of the subject parcel. All of these variances indicated that there was more than sufficient rainfall for the utilization of a catchment -based private water system. Moreover, the CDP and the Planning Department Rules and Regulations fully allow subdivisions with no more than six lots to utilize a water variance. The Applicant provides a conceptual subdivision plan for no more than six lots as Appendix 2. Page - 14 Application for Change of Zone —TMK (3)1 -8- 005:133 Harry & Sandy Freitas With the abundance of water, the Applicants asserts that under Section 25- 2 -46(m) of the zoning code regarding concurrency, the Applicant has the alternative to utilize a private water system equivalent and a privately owned catchment system is a reasonable alternative. The Applicant will work cooperatively with the Department of Water Supply ( "DWS ") to explore this alternative or other such alternatives of sufficient water and the applicant support the delay of occupancy until DWS supports another alternative that meets the requirements of a single family use. C. Sewage disposal There is no municipal sewer system for the Property and all sewage will be addressed by the use of septic systems. D. Solid waste The nearest solid wast transfer station is located approximately 4 miles from the Property in Glenwood. E. Police and fire protection The nearest police station to the subject parcel is located in Keaau at 16 Pili Mua St., Keaau, HI 96749. The County of Hawaii fire station is the Keaau Fire Station located at 16 579 Old Volcano Road, Keaau, HI 96749. F. Schools The subject parcel is located in Mountain View and is within the area serviced by Mountain View Elementary, Keaau Middle School and Keaau High School. G. Parks Mountain View Park and AJ Watt Gym are the closest parks to the subject parcel. Recreational resources are not expected to be impacted greatly by the requested change of zone and subsequent subdivision is only seeking to subdivide the subject parcel into six lots with one farm dwelling on each parcel. H. Other utilities and services (telephone /electricity) The subject parcel receives existing electrical power and telephone service. V. ENVIRONMENTAL ASSESSMENT AND ANALYSIS Page - 15 Application for Change of Zone — TMK (3)1 -8- 005:133 Harry & Sandy Freitas A. Relationship between local short term uses of environment and maintenance and enhancement of long term productivity The local short term use of the subject parcel would most likely remain as a place to raise livestock and farm various agricultural products. The use of the site will transition into a slightly denser user upon approval of this application and subsequent subdivision. It is estimated that the proposed plan should not result in any significantly adverse short or long term impacts that cannot be properly mitigated. The project will generate an increased amount of property tax revenues that can supplement the County of Hawaii's fiscal resources. The project is also family- oriented in nature, and is being done to provide the Applicants' family with places to live and work. B. Mitigative measures proposed to avoid, minimize, rectify, or reduce impact Any inadvertent archaeological discoveries during any phase of the proposed project will be reported to the Planning Department and appropriate mitigation measures will be taken. C. Alternatives to the proposed development Alternatives to the proposed subdivision include the following: (1) Not reclassifying or rezoning the Property; (2) rezoning to a different zoning designation; or (3) not allowing the proposed subdivision. D. Irreversible and irretrievable commitments of natural resources that would be involved if proposed action implemented The subject parcel will remain largely the same — as a site for livestock and the farming of various agricultural products. The only aspect of the proposed subdivision would be the construction of farm dwellings for the Applicants' family to reside while they tend to and farm their new lots. The proposed change of zone and subdivision also does not involve any irreversible or irretrievable commitments of natural resources. It is unlikely that the property serves as a habitat for any federally or state listed, candidate or posed threatened or endangered plant or animal species. Page - 16 sumI * rev Y REGULAR SYSTEM AFTER RECORDATION, RETURN BY: (7Q MAIL [ ] PICKUP TO: Harry Pomroy Nuamealani Scott Freitas Sandra Lynn Scott Freitas 18 -4233 North Pszyk Road Mountain View, HI 96771 i=Ann File No.: 3902458 (TMY) Total Pages: Tax Map Key: (3) 1 -8 -005 -133 Tax Map Key: (3) 1 -8- 005 -143 (Exempt Roadway Lot) • r r THIS INSTRUMENT, made as of this w d'7 a3 . a.oldl ,. by and between CONTINENTAL PACIFIC, LLC, a Delaware limited liability company, hereinafter called the "Grantor ", in favor of HARRY POMROY NUAMEALANI SCOTT FREITAS and SANDRA LYNN SCOTT FREITAS, whose address is 18 -4233 North Pszyk Road, Mountain View, HI 96771, as Tenants by the Entirety, hereinafter card the "Grantee ", [ii J 1 - T That for TEN DOLLARS ($10.00), and other valuable consideration paid by the Grantee, the receipt of which is hereby acknowledged, the Grantor does hereby reuse, remise and quitclaim unto the Grantee, according to the tenancy herein set forth in fee simple, all that certain real property described in EXHIBIT A attached hereto and made a part hereof, and together with the personal property, if any, described In said EXHIBIT A, And all of the estate, right, title and interest of the Grantor, both at law and in equity, therein and thereto, The conveyance herein set forth are expressly declared tc) be in favor of the Grantee, and Grantee's heirs, devisees, p... • representatives, and assigns, according to the Ztje ther,nif. 3942158 Wage i EXHIBIT "A" The terms "Grantor" and "Grantee as and when used herein, or any pronouns used In place thereof, shall mean and include the masculine, feminine or neuter, the singular or plural number, and each of their respective heirs, devisees, personal representatives, successors and assigns, according to the context thereof. All covenants and obligations undertaken by two or more persons shall be deemed to be joint and several unless a contrary Intention is dearly expressed elsewhere herein. The parties hereto agree that this Instrument may be executed In counterparts, each of which shall be deemed an original, and said counterparts shall together constitute one and the same agreement, binding all of the parties hereto, notwithstanding all of the parties are not signatory to the original or the same counterparts. For all purposes, including, without limitation, recordation, fling and delivery of this Instrument, duplicate unexecuted and unacknowledged pages of the counterparts may be discarded and the remaining pages assembled as one document. [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK - SIGNATURE(S) ON FOLLOWING PAGES }3 3902458 Page 2 IN WITNESS WHEREOF, the Grantor has executed this instrument as of the date set forth CONTINENTAL PACIFIC, LLC, a Delaware limited liaWfty company 3902458 Page 3 • a , rc Itra On 3 4OLW gnu 1� , before me personally appeared &Mfin Gi MN^e. to me personbIly known, who, being by me duly sworn or affirmed, did say that such person(s) executed the foregoing instrument as the free act and deed of such person(s), and if applicable, in the capacity shown, having been duly authorized to execute such instrument in such capacity. Pr t Na: m I Z Na Public, State of _ My commission expires: STATE OF f"lUf gik s • i� to } SS. ) Leo N�.rNs REBECCA J. v+. Jiaie 1$, X13 �ed,M, yy,toearwe�+ ., On JAMM 93, A01 2 . before me personally appeared �ly A. AM c-rsom to me personhily Mown, who, ring by me duly sworn or affirmed, did say that such person(s) executed the foregoing instrument as the free act and deed of such person(s), and if applicable, in the capacity shown, having been duly authorized to execute such Instrument in such capacity. Notary Public, State of _ My commission expires: 3902458 page 4 REBECCA J. BRYANT Commission # Do 8815 1 .: ExpkV June 16.2613 �;M ®iraedil+aT FalnNrmatn�1093KT0t1 ALL OF THAT CERTAIN PARCEL OF LAND, BEING A PORTION OF GRANT 4128 TO CAPITAL COFFEE AND COMMERCIAL CO., LTD., BEING ALL OF LOT 129 OF THE OLAA RESERVATION LOTS SITUATE AT OLAA, PUNA, ISLAND AND COUNTY OF HAWAII, STATE OF HAWAII, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTH CORNER OF THIS PARCEL OF LAND, BEING THE SOUTH CORNER OF LOT 121 OF THE OLAA RESERVATION LOTS, THE COORDINATES OF SAID POINT OF BEGINNING REFERRED TO GOVERNMENT SURVEY TRIANGULATION STATION "OLAA ", BEING 15,567.82 FEET SOUTH AND 24,451.20 FEET WEST AND RUNNING BY AZIMUTHS MEASURED CLOCKWISE FROM TRUE SOUTH: 1.318° 40' 1,452.00 FEET ALONG THE REMAINDER OF GRANT 4128 TO CAPITAL COFFEE AND COMMERCIAL CO., LTD., ALONG LOT 120 OF THE OLAA RESERVATION LOTS; 2.48° 40' 1,500.00 FEET ALONG REMAINDER OF GRANT 4128 TO CAPITAL COFFEE AND COMMERCIAL CO., LTD., ALONG LOT 130 OF THE OLAA RESERVATION LOTS; 3. 1380 40' 1,452.00 FEET ALONG REMAINDER OF GRANT 4128 TO CAPITAL COFFEE AND COMMERCIAL CO., LTD., ALONG KOPUA ROAD; 4. 2280 40' 1,500.00 FEET ALONG GRANT 4314 TO AUGUST ITEM, ALONG LOT 128 OF THE OLAA RESERVATION LOTS TO THE POINT OF BEGINNING AND CONTAINING AN AREA OF 50.00 ACRES, MORE OR LESS. TOGETHER WITH AN UNDIVIDED 1/8 INTEREST IN AND TO THE FOLLOWING DESCRIBED PARCEL OF LAND: ALL OF THAT CERTAIN PARCEL OF LAND, BEING A PORTION OF KOPUA ROAD, BEING A PORTION OF GRANT 4128 TO CAPITAL COFFEE AND COMMERCIAL. CO., LTD., AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE WEST CORNER OF THIS PARCEL OF LAND, BEING ALSO THE EAST CORNER OF LOT B (MAP 1) OF LAND COURT APPLICATION 777, THE COORDINATES OF SAID POINT OF BEGINNING REFERRED TO GOVERNMENT SURVEY TRIANGULATION STATION "OLAA ", BEING 16,576.97 FEET SOUTH AND 25,598.55 FEET WEST, AND RUNNING BY AZIMUTHS MEASURED CLOCKWISE FROM TRUE SOUTH; 1.228° 40' 28.00 FEET ACROSS KOPUA ROAD; 2.318° 40' 5,613.05 FEET ALONG LOTS 129, 130, 131, AND 132 OF THE OLAA RESERVATION LOTS; 3.50° 15'28.01 FEET ALONG GOVERNOR'S EXECUTIVE ORDER NO. 3133, ALONG GOVERNMENT (CROWN) LAND OF OLAA; 4. 1380 40' 5,512.27 FEET ALONG LOTS 141, 142, 143, AND 144 OF THE OLAA RESERVATION LOTS TO THE POINT OF BEGINNING AND CONTAINING AN AREA OF 3.608 ACRES, MORE OR LESS. TOGETHER ALSO WITH AN EASEMENT FOR UTILITY PURPOSES, AS GRANTED BY AND BEING MORE FULLY DESCRIBED IN THAT CERTAIN GRANT OF EASEMENT RECORDED FEBRUARY 13, 2001 AS REGULAR SYSTEM DOCUMENT NO. 2001-020268 OF OFFICIAL RECORDS. 3962458 Page 5 TOGETHER ALSO WITH PERPETUAL NON - EXCLUSIVE EASEMENTS FOR ACCESS AND UTILITY PURPOSES OVER AND ACROSS TAX MAP KEY NO. (3) 1-8- 005 -128 AS SEC FORTH IN THAT CERTAIN PARTIAL CANCELLATION AND REDESIGNATION OF EASEMENT RECORDED FEBRUARY 27, 2001 AS REGULAR SYSTEM DOCUMENT NO. 2001-026273, AS AMENDED, OF OFFICIAL RECORDS. BEING ALL OF THE PREMISES CONVEYED BY QUITCLAIM DEED RECORDED 3UNE 6, 2001 AS REGULAR SYSTEM DOCUMENT NO. 2001-085278 OF OFFICIAL RECORDS. GRANTOR: STROTHER TIMBERLANDS, LTD., AN ALABAMA LIMITED PARTNERSHIP GRANTEE: CONTINENTAL PACIFIC, LLC, A DELAWARE LIMITED LIABILITY COMPANY. 3902458 Page 6 nr. ♦ S1 i 17 1. 3 1 ' ,Z, 0 �! u 10E NM l) .2. a -Ally' .x'&)CiC2r,3 3'.8 06001' 'r �� Y �.i j l•) F', 1 r ltd ,P.. 313006205 ' \�i•.`U,`'�; c, -_ U3' 318005114 318005123 \`b 7 318005131 318005117 h 313005113 0 o QU a 18005132 3'13005128 3^ ,3 0 • o 1 S 05011 o 318006086 • � , f �CICU \� � 318005112 ��- (S 318005!39 g� ` +'80051 6 3'18005018 Fb\ ; 313004007 T �\ 318005105 3130050_ TUpU�' ' 31POp5021 5 318005030 �cG EXHIBIT "D" Oh SUS 3�AO�5� 3i80• General Plan LUPAG Designation Agricultural 318005112 t 00 ti +EU05i;7 � 318C'a5913 \ 3180051.19 31£30.]5138 �* ,sA5G:5f34 318C..5� 1r 318W5135 318005125 CD L t �� CD w� \ O� 1 rA� t G 37 A:,:r1910 / Rev 5/21/13 Email completed form to dpweng @hawaficounty gov County of Hawai'i DEPARTMENT OF PUBLIC WORKS - ENGINEERING DIVISION Flood Zone Determination rax Map Key: , — � � � - 3 3 LEGEND Requested by. Company Address: Phone No. Fax. Date- Food Zone is: `f" Remarks: Completed by: r i' L-,., J A Wte' Date- y `ti I Notes* 1) Property in Zone X (not within the Special Food Hazard Area) may be damaged by a flood greater than that predicted on the Flood Insurance Rate Map, or from a local drainage problem not shown on the map The Information provided here does not create liability for the County of Hawaii. or any ofFcer or employee thereof, for any damage that results from reliance on this information 2) Buyers are advised to consult an Architect and /o, Engineer or other experts of the buyers' choice if there are additional questions. 3) See attached about the mandatory purchase of Flood Insurance requirements. 4) In 2008, the Federal Emergency Management Agency (FEMA) issued a Hurricane Study for Hawaii County. In terms of potential risk to life and property, the more protect.ve Base Flood Elevations and Special Flood Hazard Areas from FEMA's hurricane study, were incorporated onto FEMA's July 2011, Preliminary Digital Flood Insurance Rate Maps (Preliminary DFIRMs). Until FEMA's Preliminary DFIRMs become effective, the County will continue using FEMA's current effective Flood Insurance Rate Maps and Flood Insurance Study for Hawai'( County. We advise all coastal property owners to review FEMA's Preliminary DFIRMs and design /construct as appropriate. The Preliminary DFIRMs can be reviewed at the State of Hawai'i, Department of Land and Natural Resources' website: httg: / /ctis.hawaiinfto.or /q fhaU. BASE FLOOD ELEVATION (BFE) Water surface a evation of a food having a one percent chance of be: g equa w.. o- exceeded n any giver, yea- (a so ca'ied the "l00 -year flood ") FLOOD INSURANCE RATE MAP (FIRM) - Map used In administering the Natona Food Insurance Program. The maps display shaded areas in the community that are sub act 'o flooding. Flood Insurance rates are based on r sk of the va, o_ s Specie Food Hazard Areas zones ;deFned be :ow) shown on the map Courty of Hawa' s regulations are teed to the different SFHA zones F RM or SFHA zone nformat on :s avai.able from the fo owing sources- Order or viewed on the Internet by visiting www.fema gov and cricking on the FEMA Flood Map Store in the left column- or by going d rectly to www .store.msc.fema.00vtwebaonhvcs /stores, or by calling 1.800 -358- 9616 • -he State of Hawa Department of 'and and Natural Resources provides property specfc flood zoFe and information at its website httallgis. awa infio.oro/fhaU • The County of Hawai'i Departmen, of Public Works prov des (upon request and for a nominal fee) a copy of the Tax Map Key with the specific flood designations(s). SPECIAL FLOOD HAZARD AREAS (SFHA) Areas of land or zones that would be inundated by a flood having a 1 percent of occurring - any given year (also referred to as the base flood or 100 -year flood) ZONE A No base flood determined ZONE AE BFE determined ZONE Ai- Flood depth of 1 to 3 feet (usually areas of ponding); base flood elevaton determined ZONE AO F ood depths of 1 to 3 feet (usually sheet flow on sloping terrain) average depths determined. For areas of alluvial fan flood, velocities a so determined ZONE V Coasta flood with velocity hazard (wave action); no BFEs determined ZONE VE - Coasta flood with velocity hazard (wave action); BFEs determined. BUFFER ZONE - Areas bc•de•i -g a -d wi'hin 50 feet of a SFHA with BFE, depth numbers specified in feet on the FIRM or other areas that have been studied and indentified with BFE or depth numbers [HCC §27 -12 and §27• 18(d)(5)) OTHER F ODD AREAS - Areas of land or zones not designated as SFHAs. ZONE X (Shaded) - Areas of 500 -year flood; areas of 100 -year flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and. areas protected by levees from 100 -year flood. ZONE X - Areas determined t be outside the 500 -year floodpiain ZONE D - Areas in which flood hazards are not determined Notes: 1) FIRM maps do not necessarily identify all areas suNect to flooding, particularly from local drainage sources of small size, or all planimetric features outside SFHAs. 2) SFHAs (100 -year flood) include Zones A. Al -A30, AE, AH, AO, V and VE. 3) Certain areas in SFHAs may be protected by flood control structures (e-g., levees)_ EXHIBIT "F" C u y f Hawai i is =n Eq .al )pportunity Provrderand Employe County of Hawaii Firm Designatio V Ted H.S. Hong Attorney at Law Fmphnmtrf 14., h, .., , ..m .r Litigation Sue L.K. Lee Loy Plarincr and Legal Assistant V VIR l�t August 30, 201 Zt~ fl- - Vid 41 IL +C - - l� r - R `'Gee r_ AiNN �`l err t� State Department of Land and Natural Resources State Historic Preservation Division 601 Kamaokila Boulevard. Room 555 Kapolei, Ilawaii 97607 RF• RI-Q1 EST FOR NO I:FFEC f LF -1 1 FIR DETFRIMINAJ ION I HAT NO 11151 ROIC PROPERTIES N It I BE. AFFF.CTED I AX MAP KFY (3)1 -8- 005:133, POR I ION OF OLAA RV.SE:RVA I ION LOTS, PUNA, ISI AND Of HAWAII Aloha: Pursuant to the Ck-Tlllltl of Hawaii Planning Commission Rules, this letter request a --no effect" letter for Tax Map Ke\ (3)1-8-005-.133, Portion of Olaa Reservation I -01S. Puna, Hawaii, Island of Hawaii. County and State of' I law aii, hereinafter, "Subject Property." 13y \\-it)- of background the Subject Propert\ is a 50- acre parcel zoned Agricultural 20 acre (A -20a) and is located at 18-4233 N. Pszvk Road. Portion of Olaa Reser\ ation Lots. Puna Hawaii, Island of Hawaii. The tiuhject Propert, ie not listed on the National or `,tate Register (.11A Historic Places and information from the Count\ of I lawaii Real Properh Tax indicate a residential structure was permitted and constructed on the Subject Property. I -he Subject Property was pre\ iously in ranch use and is currentl\ in agricultural and residential use and previous grubbing/grading has altered the land. Based on the foregoing, we look forward to \our determination that no historic properties will be affected on the Subject Propert,. Sincerelv. I'ed H.S. Elong. Esq. r /l v r: Client EXHIBIT "H" St +PD Recues, fo No Effect Letter P_C) - liu+c 41 l7 1111c).- flawal'i 96720 Phc,nc: (8001 !-lr =,U 31 5f; C- ni.rif: th5ltic�nycsrrrtir�.e r,rrr It 48 v 's LO I - a NN No o rm 01 PRIEST OF 6AN0 SAN NO LOT 114 TEMPLE TMK 1 -8- 005 -138 K ROAD - m I,I EjZ9 I ry v Lo AIL �tl v o _ o € N mo I„ IIf� o N_o W„ m OI �O�ri Y I I a pigs c Ei E E V r .. � %5 0 o o3 t ° ooea a ° U d 0 m °C7 O G H 0° r CL o � Y 2 V „ 5� 3IS 40'00' 145200 It 48 v 's LO I - a NN No o rm 01 PRIEST OF 6AN0 SAN NO LOT 114 TEMPLE TMK 1 -8- 005 -138 n 1 CIO 7i _1 - Gmj S e � r W C6 OJ �7 _ �Qp Z N a 4 5. W pp z > �d QSj4� cQJP z z 4 J "f O ` N a a z� u� uY Sn' APPENDIX 1 Site Plan EjZ9 _ o € v J ° O m O O 44— x � 7 c Ei E E V r .. � %5 0 o o3 t ° ooea a ° U d 0 °C7 O G H 0° r CL o V „ 5� Eg$„ NS S n 1 CIO 7i _1 - Gmj S e � r W C6 OJ �7 _ �Qp Z N a 4 5. W pp z > �d QSj4� cQJP z z 4 J "f O ` N a a z� u� uY Sn' APPENDIX 1 Site Plan RIP �0 14 I IF ~m � 3Y a 311r4W00• 1432.00• wear T it GO Ij � I� I p In III 0 III CV 1 Qilnry� QI m q h m1H r N r s � IN Nq IL �� I Rid RIP �0 14 I IF ~m � 3Y a 311r4W00• 1432.00• wear T L._. —..�.. _._.. L J l6P��py «o a F`ryG I o urwoo• iuxar OPUA ROAD (UNOEV.) EST - - - -- PRI v -F BA Nr SAN NO Lot 144 TEMPLE TMN 1 -8- 005 -138 •E d �y 4 a� GO J RW9 7 g F. e' Pp 2 L� 1� a b ! * p� 0 L._. —..�.. _._.. L J l6P��py «o a F`ryG I o urwoo• iuxar OPUA ROAD (UNOEV.) EST - - - -- PRI v -F BA Nr SAN NO Lot 144 TEMPLE TMN 1 -8- 005 -138 •E d �y 4 a� GO J RW9 7 g F. Q � Pp 2 L� 1� a b ! * p� Ob! r IL i o y_ .�1 8 p p @� ON o J O i S• i 00 _o -0 U oO o�j L._. —..�.. _._.. L J l6P��py «o a F`ryG I o urwoo• iuxar OPUA ROAD (UNOEV.) EST - - - -- PRI v -F BA Nr SAN NO Lot 144 TEMPLE TMN 1 -8- 005 -138 •E d �y 4 a� \ ° $� 2 gyp• �y g. J RW9 7 g F. Q � Pp 2 13 O O m U O Ob! r IL N C 2 a H y_ .�1 a °_ o S ° Q E^ ca ° 00 _o -0 U oO o�j o m In �9 °^ 'toe0 ° coo O N G C « v U ° a c �d a \ ° $� 2 gyp• �y g. RW9 7 g F. Q � Pp 2 Ob! r 0 a H y_ .�1 APPENDIX 2 Conceptual Subdivision Plan APPENDIX 3 Various Property Photographs x .- �� -, =t. .'fir _:��-R+e- �- .- ._ -_... s� � "� �r ..