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HomeMy WebLinkAboutCOM 0504.000 1998-2000 •'t William G. Davis Managing Director Stephen K. Yamashiro Mayor Henry Cho •iA.,~~ N~~` Deputy Managing Director ~nurt#~r >af ~xfuttii 25 Aupuni Street, Room 215 Hilo, Hawaii 967244252 (808) 961-8211 Faz (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 Kailua-Kona, Hawaii 96740 October 18, 1999 (808) 329-5226 • Fax (808) 326-5663 CD Honorable James Y. Arakaki, Chairman and Members of the County Council 7 County of Hawaii ~ ni ~ `r== 25 Aupuni Street L, Hilo, HI 96720 ~ - 3 Dear Chairman Arakaki and Members: y~,~ cD O t~State Land Use Boundary Amendment Application (SLU 99-010) - ~ ~ Request: Agricultural to Urban Change of Zone Application (REZ 99-023) Request: A-Sa to RS-10, RS-20 and CN-10 Applicants: Hawaii Island Community Development Corp. and Richard White Tax Map Key: 6-4-1:Portion of 41 State Land Use Boundary Amendment Application (SLU 99-008) Request: Agricultural to Urban Change of Zone Application (REZ 99-016) Request: A-Sa to CV-7.5 and FA-3a Applicant: HPM Building Supply Tax Map Key: 6-4-6:85 State Land Use Boundary Amendment Application (SLU 99-009) Request: Agricultural to Urban Change of Zone Application (REZ 99-019) Request: A-Sa to CN-20 Applicant: Roger A. Quinn Tax Map Ker 7-5-3•Portion of 24 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Planning Commission's letters and enclosures regarding the above-referenced requests. Sincerely, Comm. No. .J Q Stephen K. Yamashiro Z.N rv ~K~ Mayor F91e No. Ref. To: P L L100199.MAY ~yg~'° Enclosures Ref. Date ~ 2 ~1 cc: Planning Department ( pii11S 153+~5y ~r or Stephen K Yamaehiro . ~ Mayor ~ ~•a'A~~ (faun#g a£ ~ttftrtttt ~ PLANNING COMMISSION `nn / 25 Aupuni Street, Room 109 • Hilo, Hawaii %7204252 ~ ~ ~i' (808) %1-8288 • Pax (808) %1-%15 OCT 1 G 1999 cD _ ~O Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: State Land Use Boundary Amendment Application (SLU 99-010) Request: Agricultural to Urban Change of Zone Application (REZ 99-023) Request: A-Sa to RS-10, RS-20 and CN-10 Applicants: Hawaii Island Community Development Corp. and Richard White Tax Map Kex• 6-4-1:Portion of 41 The Planning Commission, after a duly held public hearing on October 1, 1999, voted to recommend for your approval the proposed leglslative bills for a State Land Use Boundary Amendment from an Agrlcultural to Urban District for approximately 7.5 acres of land, and a Change of Zone changing the district classification from Agricultural (A-Sa) to Neighborhood Commercial (CN-10), Single Family Residential (RS-10), and Single Family Residential (RS-20) for approximately 1.12 acres, 6.12 acres, and 3.93 acres of land, respectively. The property is located on the north side of Mamalahoa Highway across of Don's Pake' Kitchen and approximately 800 feet east of Kamuela Liquor Store, Puukapu Homesteads First Series, Puukapu, Waimea, South Kohala, Hawaii. The Commission concurs with the following findings as recommended by the Planning Director: State Land Use Bounda~ Amendment The approval of the reclassification from the State Land Use Agricultural to the Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules, the County General Plan and the Hawaii State Plan. According to the Land Use Commission Rules, one of the standards for considering an area for urban reclassification states that "Land contiguous with existing urban areas shall be given more consideration than non-contiguous land, and particularly when indicated for future urban use on state or county general plans." The subject property does conform to this standard as it is proximate to the already urban subdivisions. The subject property is also contiguous to the existing urban areas. The Lucy Henriques Medical Center, North Hawaii Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 Community Hospital, Canada-France and Keck Astronomical Observatories base facilities, Parker School, Hawaii Preparatory Academy, Parker Ranch Center, Waimea Shopping Center and numerous other commercial facilities are within the area. The proposed Urban District and residential development would be consistent with the following goals, objectives and policies for the population, economy, social-economic advancement-housing of the State Plan. * A strong, viable economy, characterized by stability, diversity, and growth that enables the fulfillment of the needs and expectations for Hawaii's present and future generations. * Physical, social, and economic well-being, for individuals and families in Hawaii, that nourishes a sense of community responsibility, of caring, and of participation in community life. * Promote increased opportunities for Hawaii's people to pursue their socio-economic aspirations throughout the islands. * Greater opportunities for Hawaii's people to secure reasonably priced, safe, sanitary, livable homes located in suitable environments that satisfactorily accommodate the needs and desires of families and individuals. * Effectively accommodate the housing needs of Hawaii's people. * Stimulate and promote feasible approaches that increase housing choices for low-income, moderate-income, and gap-group households. * Increase homeownership and rental opportunities and choices in terms of quality, location, cost, densities, style, and size of housing. The Urban reclassification would be consistent with the Economic, Housing, Land Use, Residential and Commercial goals and policies of the Hawaii County General Plan by creating housing and providing additional commercial opportunities. The goals, policies, standards and courses of action state the following: 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 * 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 County of Hawaii shall encourage the development of a visitor industry which is consistent with the social, physical and economic goals of the residents of the County. Housing * Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. * Attain a diversity of socio-economic housing mix throughout the different parts of the County. * Maintain a housing supply which allows a variety of choice. * Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. * Improve and maintain the quality and affordability of the existing housing stock. * Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. * Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background and income. * The County shall work with, encourage and support the private sector efforts in the provision of affordable housing. Land Use Element * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * 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. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 * 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 request 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. Single-Family Residential * To maximize choices of single-family residential lots and/or housing for residents of the County. * To ensure compatible uses within and adjacent to single-family residential zoned azeas. * To provide single-family residential azeas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. * The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies, and standards. * Areas shall have basic improvements and amenities necessary for immediate use. * Areas shall be limited to low-density and medium density residential uses. Commercial Development * Provide for commercial developments that maximize convenience to users. * Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. * Commercial facilities shall be developed in azeas adequately served by necessary services, such as water, utilities, sewers and transportation systems. * Distribution of commercial azeas shall be such as to best meet the demands of neighborhood, community and regional needs. * The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 The Urban boundary request also conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates this area as Low Density Urban Development. Low Density Urban Development designation refers to single family residential in character, ancillary community and public uses and convenience type commercial uses. This designation does not refer to density limitations, however, this designation generally has been at a density of 4 units per acre. This request is to allow an urban development, of single family residences. The applicants intend to create approximately 201ots with a minimum area of approximately 10,000 square feet, 8 lots with a minimum 20,000 square feet. Ten of the parcels of these lots are intended to be offered for sale as affordable housing. The other ten pazcels may be sold at market rates to create a mixed use community or it may be put to use as affordable housing. Richard White will retain the remaining 8-lot subdivision zoned RS-20 and the five acre parcel zoned A-Sa. The area fronting Mamalahoa Highway is designated Medium Density Urban Development. Medium Density Urban Development refers to Village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre). The proposed commercial area is planned to be subdivided into two lots and leased or sold for convenience commercial activities. This boundary amendment request is to allow an urban development, for commercial uses and a planned low-density residential subdivision. The LUPAG Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationship between the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The area under consideration is consistent with the urban form established for this section of the South Kohala District as depicted on the LUPAG Map. The applicants have also submitted a Change of Zone application to reclassify the project site from an Agricultural (A-Sa) to Neighborhood Commercial (CN-20), Single Family Residential (RS-20), and Single Family Residential (RS-10) zoned districts in order to develop the proposed neighborhood commercial and residential uses. The Waimea Design Plan, adopted by the Planning Commission in 1986, recommends the azea for commercial uses. Single Family residential houses are permitted uses within commercial zoned azeas. This proposed development would not impact the immediate adjacent properties as lands aze a mix of Neighborhood Commercial (CN-7.5) and Agricultural (A-Sa). Lands adjacent to the west are zoned Neighborhood Commercial, Single Family Residential, and Agricultural (A-Sa); to the east aze Single Family Residential and Agricultural (A-Sa); and to the south are Neighborhood Commercial and Agricultural (A-5a). Surrounding lands are also zoned Agricultural (A-Sa). The County Council recently approved a State Land Use Boundazy Amendment from Agricultural to Urban District and Change of Zone from A-Sa to RS-10 and CV-7.5, for the adjacent property to the west. Parcels further to the west were recommended for approval by the Planning Commission to change the district classification from Single Family Residential (RS-15) and Agricultural (A-Sa) to Residential and Agricultural (RA-.Sa). Further to the south is the Department of Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 Hawaiian Home Lands Kuhio Village and several non-conforming subdivisions to the east with lots between 7,500 to 10,000 square feet. Surrounding land uses include various single-family residential, commercial and agricultural. Thus, the requested boundary amendment would be in the direction of fulfilling the medium density range plans, in this particular case. The property is situated within close proximity to the employment center of Waimea. The subject reclassification is for land adjacent to the major urban retail/employment centers of Waimea. The Goodyear Store and Kamuela Liquor Store aze situated immediately to the west of the project area. The Waimea Civic Center is situated approximately 2,000 feet west of the project area. Approximately 3.594 acres of the project area fronting Mamalahoa Highway aze already within the State Land Use Urban District. Consequently, the proposed reclassification is for a similaz urban land use designation and thereby, conforms with the Land Use Commission Rules which encourages urban developments in close proximity to existing developments and in close proximity to existing services and facilities. The property is or will be provided with all utilities and services which are essential to accommodate urban development. Water service is available to the property via connection to the County waterline from Mamalahoa Highway. Access to the property would be off of Mamalahoa Highway. Electrical service is available to the property from Hawaii Electric Light Co. Inc., and telephone service is available from GTE Hawaiian Tel. The property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The Flood Insurance Rate Map (FIRM) designates most of the property in Zone X, areas determined to be outside the 500 year flood plain. A small portion of the property neaz the highway is classified as Zone A, which are areas subject to inundation by the 100-year flood. There are no known drainage improvements on site. The project will be developed in full compliance with the flood control measures. Any improvements to the property must comply with Chapter 27 of the County Code relating to Flood Hazard Control. Thus, the reclassification does meet with the standard which states that the lands included within the Urban District shall be those with satisfactory topography and drainage and reasonably free from the danger of floods, tsunami and unstable soil conditions and other adverse environmental effects. " While the subject property is within the State Land Use Agricultural and County's Agricultural (A-Sa) zoned districts, it is not currently being used for active agricultural purposes. The State of Hawaii ALISH Map classifies the property as "existing urban development" and "Other Important Agricultural lands. " The Land Use Study Bureau's Overall Master Productivity Rating for the soils is "B" or "Good" fronting the Mamalahoa Highway, while the remainder of the property is rated "C" or "Fair." The area has been used historically for residential and pasture. Therefore, the reclassification of this 7.5-acre area from the Agricultural to the Urban designation will not be detrimental to the reduction of this azea from the agricultural land inventory in the County of Hawaii. From a land use perspective, it is Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 a more feasible alternative to infill urban development within this particular area of South Kohala. In doing so, it would tend to alleviate the conversion of more productive agricultural lands in more appropriate locations within the South Kohala area for Low Density Urban type uses. Furthermore, an Urban classification would complement the existing and future single family residential and commercial land use patterns of the surrounding properties in view of the surrounding Single Family Residential (RS-10) zoned lands to the west and east of the project area, as well as the Neighborhood Commercial zoned lands to the west and south. Based on the above, the approval of the State Land Use Boundary Amendment to the Urban District complements the State Land Use District Regulations and is supportive of the State of Hawaii Plan. Change of Zone Application In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County, but ultimately, on the future development of the whole island. The proposed request from an Agricultural (A-Sa) to Neighborhood Commercial (CN-10), Single Family Residential (RS-20), and Single Family (RS-10) and zoned districts will conform to the following goals, policies and standards of the Land Use Element of the General Plan. Land use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It is also intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following: LAND USE * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 * Zone urban- and rural-types of uses in azeas with ease of access to community services and employment centers and with adequate public utilities and facilities. * 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. * 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. The proposed change of zone will conform to the goals, policies and standards of the Single Family Residential and Housing Elements of the General Plan. SINGLE-FAMILY RESIDENTIAL * To maximize choices of single-family residential lots and/or housing for residents of the County. * To ensure compatible uses within and adjacent to single-family residential zoned areas. * To provide single-family residential azeas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. * The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies and standards. * Areas shall have basic improvements and amenities necessary for immediate use. * Areas shall be limited to low-density and medium density residential uses. The applicants are also proposing to develop a 20-lot Single Family Residential subdivision in the RS-10 zoned district. Ten of these pazcels will be utilized for affordable housing. The other ten pazcels may be sold at market rates to create a mixed use community or it may be put to use as affordable housing. Richazd White will retain the remaining 8-lot subdivision zoned RS-20 and the five acre pazcel zoned A-Sa. The proposed request would complement the following Housing Element goals and policies by creating a mix of residential housing opportunities, maintaining a housing supply that allows a variety of choice and by providing affordable housing to the general public. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 9 HOUSING * Attain safe, sanitazy, and livable housing for the residents of the County of Hawaii. * Attain a diversity of socio-economic housing mix throughout the different pazts of the County. * Maintain a housing supply which allows a vaziety of choice. * Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. * Improve and maintain the quality and affordability of the existing housing stock. * Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. * Ensure that housing is available to all persons regazdless of age, sex, marital status, ethnic background and income. * The County shall work with, encourage and support the private sector efforts in the provision of affordable housing. The proposed request would be consistent with the following goals and policies of the Economic Element of the General Plan. 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 aze 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 County of Hawaii shall encourage the development of a visitor industry which is consistent with the social, physical and economic goals of the residents of the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 10 The applicants' objective is to develop 1.15 acres for neighborhood commercial uses on the subject property. The lot will be subdivided into two lots and leased or sold for convenience commercial activities. The proposed change of zone request would further the County's goals of providing an economic environment which allows new or existing businesses to expand and diversify the County's economic base, and thereby also increase the choice of occupations. The proposed request would also complement the following goals and policies of the Commercial Element. Commercial Development * Provide for commercial developments that maximize convenience to users. * Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. * Commercial facilities shall be developed in azeas adequately served by necessazy services, such as water, utilities, sewers and transportation systems. * Distribution of commercial azeas shall be such as to best meet the demands of neighborhood, community and regional needs. * The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. Additionally, in the General Plan, a Course of Action for commercial development within the South Kohala District recommends that "Appropriately located commercial zoned lands shall be allocated as the need arises." This request would be consistent with the urban form depicted for South Kohala in that it would add commercial uses serving the surrounding region in close proximity to other similar commercial zoned districts and activities. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The azea fronting Mamalahoa Highway is designated Medium Density Urban Development. Medium Density Urban Development refers to Village and neighborhood commercial and residential and related functions, three-story commercial and residential - up to 35 units per acre. The balance of the area is designated Low Density Urban Development. Low Density Urban Development designation refers to single family residential in character, ancillary community and public uses and convenience type commercial uses. This designation does not refer to density limitations, however, this designation generally Honorable James Y. Arakaki, Chairman and Members of the County Council Page 11 has been at a density of 4 units per acre. This proposed neighborhood commercial and single family residential development will provide the framework of a concentration of urban activities occurring in an orderly manner commensurate with the provision of necessary infrastructure. Therefore, it is determined that the request is consistent with the Medium Density and Low Density Urban Development form depicted on the LUPAG Map for this area of South Kohala. The applicants have also submitted a State Land Use Boundary Amendment application to reclassify the project site from an Agricultural to Urban district in order to allow the development of the proposed commercial and residential opportunities. The subject property is located in close proximity to schools, commercial areas, employment centers and public safety services. The subject area would provide continued and additional commercial services for the visitor industry, residents in the immediate vicinity, as well as for the rest of the residents of the island of Hawaii. The Agricultural Lands of Importance to the State of Hawaii (ALISH) System has classified the property as "existing urban development" and "Other Important Agricultural Lands." Soils within the subject property are classified as "B" (Good), portion fronting Mamalahoa Highway, and "C" (Fair), remainder of the property, for agricultural productivity by the Land Study Bureau. Although classified as "B" soils, the front portion consisting of approximately 3.594 acres are already situated within the State Land Use Urban district. Lands adjacent to the west are zoned Neighborhood Commercial, Single Family Residential, and Agricultural (A-Sa); to the east are Single Family Residential and Agricultural (A-Sa); and to the south aze Neighborhood Commercial and Agricultural (A-Sa). Surrounding lands are also zoned Agricultural (A-Sa). The County Council recently approved a State Land Use Boundary Amendment from Agricultural to Urban District and Change of Zone from A-5a to RS-10 and CV-7.5, for the adjacent property to the west. Parcels further to the west were recommended for approval by the Planning Commission to change the district classification from Single Family Residential (RS-15) and Agricultural (A-Sa) to Residential and Agricultural (RA-.Sa). Further to the south is the Department of Hawaiian Home Lands Kuhio Village and several non-conforming subdivisions to the east with lots between 7,500 to 10,000 square feet. Surrounding land uses include various single-family residential, commercial and agricultural. Access to the project site is off of Mamalahoa Highway which has a right-of-way width of 60 feet with a 20-foot pavement. According to the applicants, access to the proposed subdivision will be via a county dedicable road without curb, gutter and sidewalk improvements. The portion of the property retained by Richard White will be a private road. Any roadway improvements for the commercial use aze proposed to be deferred until the specific development plans are submitted to the County for approval. The Department of Public Works, Engineering Division recommends a Traffic Impact Analysis Report (TIAR) be performed to enable proper design of roadways including any channelization of Mamalahoa Highway. It is also recommended that curb, gutter and sidewalks be required for the azeas of pedestrian traffic. These recommendations shall be included as a condition of approval of the change of zone request. Therefore, the proposed rezoning and development will Honorable James Y. Arakaki, Chairman and Members of the County Council Page 12 complement the land usage within the community and neighborhood it is proposed to be located in. The subject property is located within an area adequately served with essential services and facilities such as water and other utilities. Water is provided by an existing 8-inch and 12-inch waterlines that fronts the subject property. According to the Department of Health, the property is situated within the Critical Wastewater Disposal Area and therefore, the applicants would be required to dispose wastewater into septic tank system. The applicants' request would complement the proposed single family and commercial development to fit into the locale with minimal intrusion while providing the desired housing development, as well as incorporating appropriate infrastructure and design concerns of the development. Impacts associated with this single family and commercial development such as historical, visual, traffic and drainage concerns have been assessed and will be mitigated through conditions of approval. Therefore, the request would not unreasonably burden the public agencies to provide roads and streets, water, drainage, school improvements, and police and fire protection. Finally, because the subject property and surrounding areas have been extensively altered with urban development, it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the subject property, nor has the area been identified as a significant botanical or biological habitat. In addition, it is also not anticipated that the proposed development will have any adverse impact on cultural or historical resources. Most of the subject property is located within Zone X, area determined to be outside the 500-year flood plain. A small portion of the property nearest the highway is classified as Zone A, which are areas subject to inundation by the 100-year flood. The Department of Public Works, Engineering Division recommends that a drainage study be prepared and submitted for review. Based on the above findings, approval of this change of zone request from Agricultural (A-Sa) to Neighborhood Commercial (CN-10), Single Family Residential (RS-20) and Single Family Residential (RS-10) zoned districts would result in an appropriate land use pattern that will further the benefit of the general public. For your favorable consideration, an amendment to the SLU Boundaries Map H-25 and Section 25-8-I1 (Lalamilo-Puukapu Zone Map) of the County Zoning Code are transmitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 13 We are enclosing copies of the applications and a copy of the staff background for your information. Sincerely, Leonard S. Tanaka, Chair~~ Planning Commission LHICDCW2.PC Enclosures t~ 8 i s ' ~ cc: Mr. Keith Kato Department of Water Supply Department of Public Works Kazu Hayashida/DOT-Highways,Honolulu State Land Use Commission West Hawaii Office BHICIKOI.emm-09/24/99 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND RF,PORT HAWAII ISLAND COMMUNITY DEVELOPMENT CORPORATION AND RICHARD WHITE STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 99-001 CHANGE OF ZONE APPLICATION (REZ 99-0231 HAWAII ISLAND COMMUNITY DEVELOPMENT CORPORATION AND RICHARD WHITE have submitted applications for a State Land Use Boundary Amendment from an Agricultural to Urban District for approximately 7.15 acres of land, and a Change of Zone by changing the district classification from Agricultural (A-Sa) to Neighborhood Commercial (CN-10), Single Family Residential (RS-20), and Single Family Residential (RS-10) for approximately 1.15 acres, 6.12 acres, and 3.93 acres of land, respectively. The property is located on the north side of Mamalahoa Highway across of Don's Pake Kitchen and approximately 800 feet east of Kamuela Liquor Store, Puukapu Homesteads First Series, Puukapu, Waimea, South Kohala, Hawaii, TMK: 6-4-1: Portion of 41. GF. Ai. INFO NATION 1. Land Ownership: Richard White is the owner of the subject property. Hawaii Island Community Development Corporation (HICDC), a 501(c)3 tax exempt corporation has entered into a Deposit Receipt Offer and Acceptance (DROA) for the purchase of a portion of the property subject for the approval of this State Land Use Boundary Amendment and Change of Zone applications. PROPOSED DEVELOPMENT 2. Request: The total acreage of the subject property is 16.23 acres. The applicants are proposing to change the existing Agricultural land use designation to Urban for approximately 7.5 acres of land and a Change of Zone by changing the district classification from Agricultural (A-Sa) to Neighborhood Commercial (CN-10) for approximately 1.15 acres, Single Family Residential (RS-20) for approximately 3.93 acres and Single Family Residential (RS-10) for approximately 6.12 acres. 3. Objectives: "The proposed project will create twenty (20) single family residential lots ATTACH: C-504 (B-153 & 154) with a minimum land area of 10,000 squaze feet, eight (8) residential lots with a minimum land area of 20,000 square feet and two lot(s) for convenience commercial activities. 4. "This project is a cooperative venture between the Hawaii Island Community Development Corporation, a 501 (c)3 tax exempt corporation, and Richard White who presently owns the subject property. The White family has owned the subject parcel for several decades and has used the site primazily as the family home site. Although it has been vacant for some time the original family home still sites on the reaz portion of the property. 5. "HICDC has an agreement to purchase sufficient land to create twenty (20) single family residential parcels in the RS-10 zoned azea. As part of its role HICDC is required to secure the zoning of the property as well as process the subdivision applications. 6. "Ten of the pazcels that HICDC secures will be utilized to develop affordable housing. The affordable housing contemplated could be mutual self-help housing project although other means of providing affordable for residents at 80 percent of the median income aze possible. The other ten pazcels that will go to HICDC may be sold at market rates to create a mixed use community, or it may put to use as affordable housing like the fast ten lots. 7. "The 20,000 squaze foot lots will be retained by Richard White who may convey some of the lots to family members, or may sell the lots either as house and lot packages or as vacant lots. Lots prices are expected to reflect market conditions. 8. "The commercial property along the road frontage will be developed at a later date for convenience commercial uses or other permitted uses within the Neighborhood Commercial zoned district. Currently, Mr. White is discussing the commercial use of the property with interested operators. 9. "The remaining five acre lot will be retained by Richazd White for use as his personal residence." 10. Supportive Information: The applicants have submitted the following in support of -2- the request: (See Exhibit A -State Land Use Boundary Amendment and Change of Zone Applications) STATE ND O iNTY P .AN 11. SLU: Urban and Agricultural. 12. Hawaii State Plan Consistency: Economy, Population, Physical Environment, Land and Air Quality, Water, Facility Systems for Solid and Liquid Wastes, Socio-Cultural Advancement (Housing) objectives and policies. 13. General Plan Consistency: Economic, Housing, Environmental Quality, Land Use, Single Family Residential Elements and Commercial goals, policies and courses of action for South Kohala. 14. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: The azea fronting Mamalahoa Highway is designated Medium Density Urban Development. Medium Density Urban Development refers to Village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre). The balance of the area is designated Low Density Urban Development. Low Density Urban Development designation refers to single family resider.:ial in character, ancillary community and public uses and convenience type commercial uses. This designation does not refer to densir; limitations however, this designation generally has been at a density of 4 units per acre. 15. County Zoning: The property is currently zoned Agricultural-5 acre (A-Sa). 16. Waimea Design Plan: The subject property is designated for commercial uses by the Waimea Design Plan. 17. SMA: The property is not situated within the Special Management Area. nFCCRiPTION OF SUB.iF.CT PROPERTY AND SURROUNDING A_RFA 18. Property: The pazcel is 16.23 acres and is rectangular shaped with an existing unoccupied single family dwelling. The property has previously been utilized as a family residence along with pasture use. However, the site is currently unused. 19. Surrounding Zoning/Land Uses: Lands adjacent to the west aze zoned Neighborhood -3- Commercial, Single Family Residential, and Agricultural (A-Sa); to the east are Single Family Residential and Agricultural (A-Sa); and to the south aze Neighborhood Commercial and Agricultural (A-Sa). Surrounding lands aze also zoned Agricultural (A-5a). The County Council recently approved a State Land Use Boundary Amendment from Agricultural to Urban District and Change of Zone from A-5a to RS-10 and CV-7.5, for the adjacent property to the west. Pazcels further to the west were recommended for approvai by the Planning Commission to change the district classification from Single Family Residential (RS-15) and Agricultural (A-5a) to Residential and Agricultural (RA-.Sa). Further to the south is the Department of Hawaiian Home Lands Kuhio Village and several non-conforming subdivisions to the east with lots between 7,500 to 10,000 square feet. Surrounding land uses include various single-family residential, commercial and agricultural. 20. FIRM: Most of the subject property is located within Zone X, azea determined to be outside the 500-yeaz flood plain. A small portion of the property is classified as Zone A, which are azeas subject to inundation by the 100-year flood. 21. Agricultural Lands of Importance to the State of Hawaii (ALISH) System: A portion of the subject property located within 100 to 200 feet from the Mamalahoa Highway are classified as existing urban development. Immediately mauka of the existing urban area are azeas classified as "Other Important Agricultural lands". This classification includes lands other than "Prime" or "Unique" that are also of statewide or local importance for agricultural use. 22. U.S. Soil Survey: There are two types of soil on the subject property. The soils nearest Ute highway are classified as Kikoni very fine sandy loam (KXC). This soil is • very dazk brown very fine sandy loam about 6 inches thick. The subsoil is about 44 inches thick and consist of dark-brown and dark, reddish-brown very fine sandy loam and silt loam. The surface layer is neutral, and the subsoil is mildly alkaline. The surface is extremely stony in places. The second soil type is classified as Maile silt loam (MLD) which aze well drained silt looms formed in volcanic ash. 23. Land Study Bureau's Detailed Land Classification System: Soils within the subject -4- property are classified as "B" (Good), portion fronting Mamalahoa Highway, and "C" (Fair), remainder of the property, for agricultural productivity. 24. Flora/Fauna Resources: According to the applicants' Environmental Report, "...No threatened, endangered or candidate plant or animal species aze present on the project site. The existing vegetation consists of grasses, trees and shrubs that are typical of pasture land in the Puukapu Homesteads area." 25. Archaeological Resources: According to the applicants' Environmental Report, "No historic or azchaeological sites aze present on the property. The property has been used previously for pasture and residential use. " Therefore, the proposed action will not have any effect on significant historic sites. A condition will be included to require the notification of the Department of Land and Natural Resources-Historic Preservation Division (DLNR-HPD) should any archaeological sites be encountered during the course of development. PUBLIC UTILITIES AND SERVICES 26. Access: Access to the project site is off Mamalahoa Highway which has aright-of--way width of 60 feet with a 20-foot pavement. According to the applicants, access to the proposed subdivision will be via a county dedicable road without curb, gutter and sidewalk improvements. The portion of the property retained by Richard White will be a private road. Any roadway improvements for the commercial use aze proposed to be deferred until the specific development plans are submitted to the county for approval. 27. Water: Water is provided by an existing 8-inch and 12-inch waterlines that fronts the subject property along the Mamalahoa Highway. 28. Wastewater: There is no municipal wastewater treatment system in the area. According to the Department of Health, the property is situated within the Critical Wastewater Disposal Area and therefore, the applicants would be required to dispose wastewater into septic tank system. 29. Utilities: Electrical and telephone services are or will be made available to the property. • -5- AGENCIES' COMMENTS 30. Police Department (September 7, 1999 Memo): "Staff has reviewed the above-referenced proposal and found no adverse effects to public safety or traffic impact created by the proposed action." 31. Office of Housing and Community Development (September 7, 1999 Memo): "Affordable housing conditions, pursuant to Ordinance 98 1, should be applicable to • the affected residential portion of the request. "Thank you for the opportunity to comment." 32. Department of Education (September 20, 1999 Letter): "The Department of Education has no comment on the subject applications." 33. Department of 1'nblic Works: (See Exhibit B -September 13, 1999 Memo) 34. Department of Water Supply: (See Exhibit C -September 24, 1999 Memo) 35. Fire Department: (See Exhibit D -September 16, 1999 Memo) 36. Department of Land and Natural Resources-Land Division: (See Exhibit E - September 23, 1999 Letter) 37. State Land Use Commission: (See Exhibit F -September 10, 1999 Memo) 38. Department of Health: (See Exhibit G -September 8, 1999 Memo) A •N I - - NO FSPON 39. Department of Par1~s & Recreation, Department of Land and Natural Resources- Historic Preservation Division, Desrartment of Transportation, Department of Finance-Real Property Tax, Department of Agriculture, and Natural Resources Soil Conservation PUBLIC COMMENTS 40. Waimea Community Association: (See Exhibit H -September 19, 1999 Letter) 41. The Department has not received any comments or objections from the general public or adjacent landowners on the subject applications. -6- CHANGE OF ZONE APPLICATION COUNTX OF HAWAII PLANNING DI~PARTI?~NT (Type or legibly print the requested information) APPLICANT: v Cor 6 Richard White APPLICANT'S SIGNATURE: ATE: ADDRESS: 99 Au uni St Suite # 104 Hilo, Hawaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: Sea Attached LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Hawaii island Coaonuriity Development Corp.- Executive Director Keith Kato PHONE:(Bus.) (808) 969-1159 (geg,) (F~)(808) 935-6916 LANDOWNFI2(S): Richard White LANDOWNER SIGNATURE(S): DATE: (May be by le ) LANDOWNER(S) ADDRESS: REQl7ES'C: A _Sa CN-10(1.12acres) Q.5'IbL(^•I'Zuc~.e~ (Ropo~ed ~ RS20 (3.93acre: TAX MAP KEY: 6-4-1:41 STREET ADDRESS OF PROPERTY: x/A SIZE OE PROPERTY OR AFFECTED AREA(5) TO 8E REZONED: 11 .2 Acres AGENT: ADDRESS: TELEPHONE:Bus•) (Res.) (Fax) Please indicate [o who[n original correspondence and copies should be sent. ORIGINAL:xapaiiIsiand Community COPIES: evelopmerit Corporation (See instructions on Reverse Side) COUNTY OF HAWAII PLANNING DEPARTMENT APPLICATION FOR STATE LANG USE BOUNDARY AMF_NDMENT (15 ACRES OR LESS) APPLICANTS Hawaii•ISland Community Aevelo ment Cor b Richard Whi pppLICANT'8 SIGNATURE: MAILING ADDRESS: 99 Aupuni St. Suite # 104 Hilo, Hawaii 96720 TELEptiONE: (eU5) ( na) 969-1158 (xoME) LANDOWNER: Richard White LANDOWNER'S 5IGNATURE:~ 1`~ TAX MAP KEY: 6-4-1:41 LAND AREA: Affected Areas 7.5 Acres CURREN~P STATE LAND USE DISTRICT CLASSIFICATION: rrr an rL 8.4 REQUESTED STATE LAND USE LISTRICT CLASSIFICATION: Urbah THE APPLICANT SHALL SUBMIT TAE FOLLOWING: A. Non-refundable filing and processing fee of two hundred dollars. B. Original and fifteen copies of: 1. Application form. 2. Location map. 3. Preliminary site plan, drawn to scale, with all existing and proposed structures and improvements shown thereon. 4. Reasons for the requested change and written deectiptien o£ the property and proposed development, including but not limited to: a. The extent to which the proposed ceclassifieatien conforms to the applicable goals, policies, standards, and courses of action of the GenQCal Plan and implementing ordinances, plans and documents; and b. The extent to which the proposed reclassification conforms to the applicable district standards. C. A minimum 2-foot by 3-foot presentation map requested under a.3, above. 0400g Pn 2/26/87 ATTACHMENT Residential Rezoning ?CANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to suodivide the subject land in accordance with the approved change of zone? yes If yes, please answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to 10.05 acres subdivide? b. Into what lot sizes? 10,000 & c. If your request is approved, approximately how long 20,000 sf after the date of approval do you expect to suomit your subdivision plans to the Planning Department for preliminary approval? 2 months d. Do you intend to build houses on the newly created yes lots? If yes, please answer the following questions: On how many of those lots? 10 At what approximate price range? House ~~^,000 Lots X55,000 Total $125,000 Approximately how long, after approval of the subdivision, would the first house be available for occupancy? 1 year If you intend to subdivide, please suomit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of suodividing the subject area, do you intend to: a. Sell or lease the land to someone «ho nas firm plans? b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. Do you think that your request and your further plans for the land will alleviate the local housing situation? es How? Provide ten affordable housing units and additional lots forthe general housing market. 4. Are there any buildings on the subject area? yg~ If so, what kind? Abandoned singlefamily residential structure What do you intend to do with those buildings if your request is approved? Demolish the structure -2- 5. Is the subject land currently being used for any no agricultural activitity? If so, please list the kinds of products grown anc on how many square feet or acres of lane per product. 6. To your knowledge, has there been any flooding and/or drainage problem on the subject area? no If so, please describe the problem. 7. Do you think that the roads leading to the subject area needs improvement? no If so, what kind? Is the road adequate for the proposed traffic volume or load? yes 8. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools x b. Roads x c. Sewer x d. Drainage x e. Police Protection x -3- yes No f. Fire Protection x g. Recreational Facilities x h. Public Utilities x i. Other For thOSe Checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. Normal service required, not significant enough to require new facilities. Signature: `~%I/W Address: 99 Aupuni Street #104 Hilo, HI Telephone: 969-1158 Date: August 17,1999 -4- 6337A/SOA P.D. 5/84 ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to suodiviae the subject land in accordance with the approved change of zone? yes If yes, please answer the rest of question 1 and then to ques ion 3. a. How many acres of the requested area do you intend to subdivide? 1 b. Into what lot sizes? 10,000 ~ c. If your request is approved, approximately how long 31,000 sf after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? 2 months If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave 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, o, or c, please elaborate on the kind of plans the other party nas. 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. What specific building plans do you have for the subject land? Include in your answer the following: type of ouilding (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. Owner is discussing the use of the commercial sites with a number of users who are interested in establishing commercial uses at this site. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? no If so, please elaborate on your findings in the space provided below. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? yes If so, please elaborate on your findings in the space provided oelow. see rezoning application 6. 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? 7. Is the subject land currently being used for any agricultural activitity? no If so, please list the kinds of products grown and on how many square feet or acres of land per product. -3- 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? no If so, please describe the problem. 9. Do you think that the roads leading to the subject area no needs improvement? If so, what kind? Is the road adequate for the proposed traffic volume or load? yes 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No x a. Schools b. Roads " c. Sewer X d. Drainage x e. Police Protection x f. Fire Protection x g. Recreational Facilities x h. Public Utilities X i. Other -4- For those checked ~~yes,~~ please elaborate what type or kinds of improvements and/or assistance are needed. Normal service required, not significant enough to require new facilities. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. no Signature: ~/~'t I,w`-` Address• 99 Aupuni St #104 Hilo, HI 96720 Telephone: 969-1158 pate: Auc(ust 17,1999 -5- 6338A/SOA P.D. 5/84 HAWAII ISLAND COMMUNITY DEVELOPMENT CORPORATION (HICDC) and RICHARD WHITE CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT (Less than 15 acres) BACKGROUND AND COUNTY ENVIRONMENTAL REPORT Tax Map Key: 6-4-1: por. of 41 Puukapu Homesteads, South Kohala, Hawaii Island A. SUBJECT REQUEST 1. Details of the Proposed Development a. Requested action: The applicants, Hawaii Island Community Development Corporation (HICDC) and Richard White are requesting a Change of Zone for approximately 6.12 acres from Agricultural -5 acres (A-5a) to Single Family residential 10,000 square foot (RS-10), 3.93 acres from A-5a to Single Family Residential 20,000 (RS-20) and 1.15 acres from A-5a to Neighborhood Commercial -10,000 square feet (CN-10) zoned districts. The applicants are also seeking to reclassify approximately 7.5 acres from the State Land Use Agricultural (A) to the Urban (U) district. The property is located along the north side of Mamalahoa Highway, approximately 2,400 feet east of the Mamalahoa Highway-Kamamalu Street intersection. b. Project description: This project is a cooperative venture between the Hawaii Island Community Development Corporation, a 501(c)3 tax exempt corporation, and Richard White who presently owns the subject property. The White family has owned the subject parcel for several decades and has used the site primarily as the family home site. Although it has been vacant for some time the original family home still sits on the rear portion of the property. HICDC has an agreement to purchase sufficient land to create twenty (20) single family residential parcels in the RS-10 zoned area. As part of its role HICDC is required to secure the zoning of the property as well as process the subdivision applications. Ten of parcels that HICDC secures will be utilized to develop affordable housing. The affordable housing contemplated could be a mutual self- help housing project although other means of providing affordable for i residents at 80 percent of the median income are possible. The other ten parcels that will go to HICDC may be sold at market rates to create a mixed use community, or it may be put to use as affordable housing like the first ten lots. The 20,000 square foot lots will be retained by Richard White who may convey some of the lots to family members, or may sell the lots either as house and lot packages or as vacant lots. Lots prices are expected to reflect market conditions. The commercial property along the road frontage will be developed at a later date for convenience commerical uses or other permitted uses within the Neighborhood Commercial zoned district. Currently Mr. White is discussing the commercial use of the property with interested operators. The remaining five acre lot will be retained by Richard White for use as his personal residence. The roadways within the subdivision are intended to be developed under a PUD request to allow for the provision of roads without curbs, gutters and sidewalks, and to allow Richard White to subdivide his portion of the property using private road standards. Any roadway improvements for the commercial use of the CN zoned property are proposed to be deferred until the specific development plans are submitted to the county for approval. c. Statement of objectives and reasons for the request: The HICDC has been actively involved in affordable housing on the island of Hawaii for several years. The self help portion of the non-profit activities will see a total of 101 homes completed by the end of October 1999. The mutual self-help housing concept allows families to contribute their sweat equity to keep housing construction cost to a minimum thereby allowing a broader segment of the population to qualify for home ownership. Demand for the program has remained at a high level throughout the County. HICDC has also developed a total of 60 lots to support the affordable housing program and has another 21 lots under development at this time. The Hualalai Elderly Housing project was completed in December 1998 and is now fully occupied. This subsidized rental project is serving the Kailua-Kona community and has a substantial waiting list. HICDC envisions that the subject request will represent a continuation of these past efforts and perhaps break some new ground as a mixed income project which will give the corporation more flexibility in creating projects that fit into the local area needs. 2 d. Number of acres: Approximately 11.1 acres of land will be utilized for the proposed project. e. Number of units: The proposed project will create twenty (20) single family residential lots with a minimum land area of 10,000 square feet, eight (8) residential lots with a minimum land area of 20,000 square feet and two lot(s) for convenience commercial activities. f. Timeframe, Cost, and Financing: The estimated time frame for developing the proposed project is one year from the date of approval of the subject request. The single family lots will be developed in two increments each of which will take approximately eight months to complete. The estimated cost of improvements for the proposed 10,000 square foot subdivision is $1,000,000. The 10,000 lot development would be financed by a loan from the Rural Community Assistance Corporation (RCAC). RCAC is a private non-profit corporation who provides technical assistance and loans. Previously, RCAC has loaned HICDC funds for two projects and has been fully repaid. Richard White will secure his own financing for the subdivision of his portion of the property from private sources. B. CONFORMANCE WITH STATE/COUNTY PLANS 2. State Land Use designation: Approximately 7.5 acres of the project area is within the State Land Use (SLU) Urban district. The balance of the project area is within the SLU Agricultural district. A request to amend the SLU Agricultural designation to the SLU Urban designation has been submitted for process concurrently with the subject change of zone application. 3. Applicable goals/policies and objectives of the General Plan: The proposed development would be consistent with the following goals, policies, standards and courses of action of the General Plan. Housing Element • Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. • Attain a diversity of socio-economic housing mix throughout the different parts of the County. 3 • Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. • Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. • Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income. • The County shall work with, encourage and support the private sector efforts in the provision of affordable housing. Land Use Element • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. • 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. • 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. Single-Family Residential Element • To maximize choices ofsingle-family residential lots and/or housing for residents of the County. • To ensure compatible uses within and adjacent to single-family residential zoned areas. • To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. 4 • The County shall incorporate reasonable flexibility in codes and ordinances to achieve a diversity of soci-economic housing mix and to permit aesthetic balance between single-family residential structures and open spaces. • Areas shall have basic improvements and amenities necessary for immediate use. Commercial Development Element • Provide for commercial developments that maximize convenience to users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers and transportation systems. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. 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. 4. General Plan designation: The General Plan Land Use Pattern Allocation Guide (LUPAG) Map designation for the area fronting Mamalahoa Highway is s Medium Density Urban Development. This designation allows village and neighborhood commercial and residential and related functions with a residential density of up to 35 units per acre. The remainder of the property is designated Low Density Urban. This designation allows single family residential development, ancillary community and public uses and convenience-types of commercial uses provided the applicable goals, policies and standards of the General Plan are met. 5. Zoning: The zoning designation for the subject property is Agricultural 5-acre (A-5a). 6. Special Management Area (SMA): The subject property is not situated within the SMA boundary. C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA 7. Description of subject property: The subject property is a 16.23 acre parcel located along the north side of Mamalahoa Highway, approximately 2,400 feet east of the Mamalahoa Highway-Kamamalu Street intersection. The project area includes approximately 2/3 of the property with the northern 1/3 of the property remaining in the A-5a zoning designation. The property has previously been utilized as a family residence along with pasture use. The site is currently unused although there is a small corral on the property. Residential use of the property has been discontinued for several years. 8. Lava Hazard Zone: The subject property is in a region where the risk of volcanic eruption is classified by the United States Geological Survey as Lava Flow Hazard Zone 8, on a scale of ascending risk from 9 to 1. This area includes the lower slopes of Mauna Kea, most of which has not been affected by lava flows in the last 10,000 years. 9. Distance from the coastline: The subject property is situated approximately 8 miles from the coastline. 10. Agricultural Lands of Importance to the State of Hawaii (ALISH) designation: The Agricultural Lands of Importance to the State of Hawaii (ALISH) designation for the project area is "Other Important Agricultural Land". This classification includes lands other than "Prime" or "Unique" that is also of statewide or local importance for agricultural use. 11. U.S.D.A. Soil Conservation Service Soil Survey Report soil type: There are two types of soil on the subject property. The soils nearest the highway are classified as Kikoni very fine sandy loam (KfA). These soils are very fine sandy 6 loam that formed in volcanic ash. The second soil type on the property are classified as Maile silt loam (MLD) which are well drained silt loams formed in volcanic ash. 12. Land Study Bureau Soil Rating: The soils nearest the highway are classified as "B" (Good), while the remainder of the property is rated "C" or "Fair". 13. Flood Insurance Rate Map (FIRM) designation: Most of the project area is located within Zone "X" which is considered to be outside the 500-year flood plain. A small portion of the property closest to the highway is classified as Zone "A" which are areas subject to inundation by the 100-year flood. 14. Existing drainage ways or improvements: There are no existing drainage ways or improvements on the subject property. The applicant will comply with the requirements of the Department of Public Works to handle all development generated runoff on site. The road crossing the Zone "A" designation will be designed to duplicate the existing grades, i.e., there will be no change in the drainage characteristics of this portion of the site. 15. Air/noise/water quality: The proposed project will have little or no impact on the air, noise or water quality of the surrounding area. 16. Existing archaeological, cultural or historic sites on National Register or Hawaii Register: No historic or archaeological sites are present on the property. The property has been previously utilized for pasture and residential use. As such, it is highly unlikely that the proposed project will have any effect on significant historic sites. 17. Existing floral/fauna) resources: No known threatened, endangered or candidate plant or animal species are present on the project site. The existing vegetation consists of grasses trees and shrubs that are typical of pasture land in the Puukapu Homesteads area. 18. Scenic or coastal resources: The project area is situated over 8 miles from the nearest coastline. As such coastal resources will not be affected by the proposed project. The scenic resources of Waimea are characterized by the pasture landscape and dramatic views of Mauna Kea and the Kohala Mountains. The scenic views of Pu'u Iki, which is situated north of the project area is sited as an example of natural beauty in the Hawaii County General Plan. The proposed project will not have an adverse impact on the views of the pu'u or the mountains. 19. Social settlement pattern for the area: The project area is situated in the Puukapu Homesteads area of Waimea which includes single family residences, commercial activities and agriculture along both sides of the Mamalahoa Highway. The general character of the surrounding community is a mixture of residential, commercial and agricultural activities in a rural setting. 20. Surrounding land use and zoning: The surrounding property to the west and south of the project area, along the Mamalahoa Highway are zoned neighborhood commercial with a mix of retail uses. The adjacent property to the west was recently rezoned from A-5a to RS-10 and CV-7.5 (Ordinance No. 99 24). Parcels to the east of the subject area closest to the highway are zoned RS-15 with much of the remaining areas zoned A-5a. Most of the agricultural land on the north side of Mamalahoa Highway is in pasture while some of the agricultural land on the south side of the highway is planted in field crops. D. PUBLIC FACILITIES AND SERVICES 21. Description of access: Access to the project will be from the subdivision road. Road is proposed to be improved to County dedicable (non-curb, gutter and sidewalk) standards meeting with the requirements of the Department of Public Works. 22. Availability of water: Water can be made available to the subject site from an existing 8-inch and 12-inch waterline along the Mamalahoa Highway. 23. Sewage disposal: Each of the parcels to be created in the proposed development will install an individual wastewater system meeting with the approval of the State Department of Health. 24. Other utilities and services: Electricity telephone and cable television are available to the subject property. Afire station and police substation are located at the intersection of Mamalahoa Highway and Kamamalu Street, approximately 2,800 feet to the west of the project area. E. ENVIRONMENTAL ASSESSMENT AND ANALYSIS 25. Relationship between local short term uses of environment and maintenance and enhancement of long term productivity: The subject property has remained in pasture use for a number of years. Although there will be some loss of productive agricultural lands, they have not been utilized for intensive agricultural production. As such, the proposed village commercial and a single family residential zoning will enhance the long term productivity of the property for uses consistent with the County General Plan Medium Density and Low Density Urban designations. 26. Mitigative measures proposed to avoid, minimize, rectify or reduce impact: The nature and scale of the proposed project is such that no significant environmental effects are anticipated. Potential impacts, if any, can be mitigated through normal and sensible construction methods and compliance with all governmental requirements including those of the State Department of Health, State Department of Transportation and the Department of Public Works. 27. Alternatives to the proposed development: The no action alternative would maintain the status quo with low intensity pasture use of the property. 28. Irreversible and irretrievable commitments of natural resources that would be involved if proposed action is implemented: The proposed project will result in the loss of approximately acres of agricultural land for village commercial and single family residential uses. As stated previously, however, the project area has not been utilized for intensive agricultural production. There are other agricultural lands of similar soil quality in the surrounding area that are also underutilized. The commitment of the project area to non-agricultural uses was previously made with the General Plan's Land Use Pattern Allocation Guide Map (LUPAG) designations of Medium and Low Density Urban. The proposed village commercial and single family residential zoning and accompanying site improvements will enhance the long term productivity of the property for uses consistent with the General Plan. F. State Land Use Urban District Boundary Standards 29. Lands characterized by "city-like" concentrations of people, infrastructure and services: The proposed project is situated in close proximity to the Waimea Urban center which includes major employment, health and community services for the region. Areas immediately adjacent to the subject property have been zoned for residential and commercial uses and are being utilized for those purposes. In addition the project site is adequately served by all necessary utilities and infrastructure. 30. Lands with suitable topography and drainage and reasonably free of natural hazards: The project area does not present any topographic, drainage or natural hazard concerns which will limit the development of the site. 31. Lands contiguous with existing urban areas: A portion of the subject property, closest to the Mamalahoa Highway is already within the SLU Urban district. Parcels to the east, west and south are also designated SLU Urban. 9 32. Consistent with County General Plans: The proposed project is consistent with the County General Plan LUPAG Map designations of Medium and Low Density Urban development. io ~..ry~,~ MAMALAHOA HI pH ~,A~ o, I .av.] „r I1 -n'6~ zse']rr M n~ N !L'bs ~ N Z <sb'pJ$ m F-- - Z : - I I ']1"bs HSb'ZIF D I oz ~ r 'o es sov'ux o L o 1!'bs [9B'uF - - ~ 6! 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U 1~r0 25.03 on s < ~ N yl (LJ n I O 6N w m U O Z O F ~ W OK d N 4 }zp,me :q.n. s 3zp.oJ9 :p. n. w }20,0]0 sail, 6 p U r }20,OJfi sgJL O Q .,.L Nn V _ ~ I m rc to rcn ~ 2 xzp,m9 sq. n. ni J ~ }20,0]8 sq. f1. __~°a 1 fn,JSO San. p e Y 32023] sail. ,o C7 }12.650 sq. R. Z 11 31t,B64 sgdt. Z 9 O 310,1 J3 sq. ft. °a 12 310,499 54.11. ~ O }11,4]2 s9~fl q 13 N~ n }11,]12 eq,iL TI ~ 41 311,]2] sq.R ` 14 Q } oa 311.]2) s9 ft. ~ I.~ 5 ~rv 13 }11,J2J sgJL K1C }11,J2J s0_ft. s i ~~}Iol 6 I 311,]2] sg1t. f 11,J2J sp.fG a p~311, )2J sq ll. J 311,]D sg lt. o~ ~311,RI s9 lt. 2 n 0 311,105 sq fl 19 311,8p5 sa R. 8 J 1. PC It 20 < 312,459 sgJt. I Z Ip,48) W O sq of ~ ~ 1`+ I o a x / ZIIN 2 U 3]1,962 sq_tf ~~._.~YMH~IH b~Hy~yn,brv _ DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE September 13, 1999 Me oran um TO Planning Director C__.) FROM :Department of Public Works Engineering Division Sue~ECT: Change of Zone Application (REZ 99-022) State Land Use Boundary Amendment (SLU 99-010) Applicant: Hawaii Island Community Development Corp. And David White Location: Puukapu South Kohala, HI TMK: 6-4-01:41 We have reviewed the subject application and offer the following comments: it in 1. Building shall conform to all requirements of code and statutes pertaining to building construction. r in 2. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. 3. A drainage study should be prepared and a drainage system should be installed meeting with the approval of DPW. Portions of the parcel lie within Flood Zone "A". Any improvements within the flood zone area will require a detailed flood study by a licensed civil engineer and compliance with the Federal Emergency Management Agency (FEMA) regulations. All plans should clearly show the limits of the flood zone. 4. All grading and grubbing activities shall comply with Chapter 10 of the Hawaii County Code. ?~~CHIB~T .~..~.r. Memo to Planning Director September 13, 1999 Page 2 Solid Waste 5. The developer shall prepare a solid waste management plan for the development which is to be administered by the Association of Homeowners or by the developer if no association is established. Roadways 6. Vehicular access to the individual lots should not be from Mamalahoa Highway. 7. A Traffic Impact Analysis Report should be performed to enable proper design of roadways including any channetization at the intersection with Mamalahoa Highway. The requested zoning of Neighborhood Commercial (CN-10) would permit the construction of automobile service stations and convenience stores; the construction of this type of business would result in a projected 467 additional trips in the A.M. peak hour and 574 in the P.M. peak hour. Based upon this proposed CN zoning, intersection improvements, pavement widening, Vansitions and striping, drainage improvements, and possible relocation of utilities may be warranted. 8. All roadways within the proposed development should follow the guidelines incorporated in the „ ~~aii St te~~ide Uniform Design Manual for Streets and Highways and A Policy on rPometric Design of Highways and Streets by the Amencan Association of State Highway and Transportation Officials (AASHTO). These roadways should also be built to county dedicable standards for minor roads. Curb, gutter, and sidewalks should be required in areas of pedestrian traffic. 9. Should the road improvements qualify as a TEA-21 (federally funded) project, instead of actual construction, the developer may deposit with the County an amount equal to the cost of construction. The amount shall include all development costs and shall be paid in a manner meeting with the approval of the Finance Director and the Chief Engineer. To confirm their intent to participate in the development of a TEA-21 project, the developer shall furnish construction plans for the improvements meeting with the approval of the Chief Engineer, HDOT and FHWA. The value of these plans shall be used as an initial payment of the developers' financial obligation for the improvement. As an alternative, the developer may deposit an initial payment with the County that will be sufficient for the Department of Public Works to develop such construction plans. If you have any questions please contact Thomas Pack in our Kona office at 327-3530. TWP:sIs cc: Engineering -Hilo Engineering -Kona Planning -Kona urr~ p~`, fb~^~ DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII o ~fi~ 25 AUPUNI STREET HILO, HAWAII 96720 °r x~wxa TELEPHONE (606) 961.8660 FAX (808) 961-8657 September 24, 1999 TO: Planning Department FROM: Milton D. Pavao, Manager SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 99-001) REQUEST: AGRICULTURAL TO URBAN CHANGE OF ZONE APPLICATION (REZ 99-023) REQUEST: (A-5a) TO RS-10, RS-20. AND CN-10 APPLICANT - HAWAII ISLAND COMMUNITY DEVELOPMENT CORP. AND DAVID WHITE TAX MAP KEY: 6-4-OOI:POR. 041 We have reviewed the subject application for the proposed State Land Use Boundary Amendment and Change of Zone and have the following comments. Water can be made available from an 8-inch waterline or a 12-inch waterline within the Hawaii Belt Road, which front the subject parcel. Currently, the parcel has service with the Department via two 5/8-inch meters and one 1;~-inch meter. Prior to issuing a water commitment to the proposed development, the anticipated maximum daily water usage as recommended by a registered engineer must be submitted. The Department reserves the right to make a final determination. In accordance with the Department's "Water Commitment Guidelines Policy," a copy of which is attached, a water commitment deposit must be remitted. You will be informed of the deposit amount upon departmental review of the anticipated water usage calculations mentioned above. Once this is done. an official water commitment will be effected in accordance with the attached policy. The commitment will be in writing with specific conditions and effective dates stated. Please keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected. water availability is subject to change depending on the water situation. For the applicant's information, should the subject change of zone be approved and a subdivision application executed, final approval will be subject to the following requirements : E X H I B I T r, 1/Vafer brine pro~reee... Planning Department Page 2 September 24. 1999 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 both peak-flow and fire-flow conditions; minimum diameter of mains shall be 6 inches. The main shall extend to a point where it can provide a service lateral to the most northern of the RS-20 lots. b. service laterals that will accommodate an appropriately sized meter to each lot, and c. fire hydrants spaced not more that 600 feet and within 300 feet of each lot. Submit installation plans prepared by a professional engineer, architect, or land surveyor, registered in the State of Hawaii, for review and approval. 2. Remit the prevailing facilities charge which is subject to change. This is due and payable upon completion of the construction of the water system improvements and prior to final subdivision approval being granted. 3. Submit the appropriate documents, properly prepared and executed. to convey the water system improvements and necessary easements to the Water Commission of the County of Hawaii. A registered land surveyor shall stamp and certify the metes and bounds description within the conveyance documents. Prior to water meter services being granted to the development, or any of the lots within, the conveyance documents shall be accepted by the Water Commission and approved by Corporation Counsel. 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 the prevailing water system conditions, policies. and Rules and Regulations. Should there be any questions. please call our Water Resources and Planning Branch at 961-8665. Milton D. Pavao, P.E. Manager BCM:gms copy - (w/att.) Hawaii Island Development Corp. and Mr. David White '~'4. Edward Bumatay s IMre O,4J Stephen K. Yamashlro Mayor r Russel M. Miyao •+iR•a:w~t~ aP~71 Fire Chief (~nix~#g of ~rx£urxii FIRE DEPARTMENT 777 KlLuea Avenue • Mall Lane, Room 6 • Hllo, Bewail 96720-4239 X808) 9612497 • Fu (808) 9612296 September 16, 1999 To: Virginia Goldstein, Planning Director From: Edward Bumatay, Fire Chief - SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION - (SLU 99=010) REQUEST: AGRICULTURAL TO URBAN CHANGE OF ZONE APPLICATION (REZ 99-023) REQUEST: A-Sa TO RS-10, RS-20 & CN-10 APPLICANT: HAWAII ISLAND COMMUNITY DEVELOPMENT CORP. & RICHARD WHITE TAX MAP KEY: 6-4-001: PORTION OF 41 Fire apparatus access roads shall be in accordance with UFC Section 10.207: "Fire Apparatus Access Roads "Sec. 10.207. (a) General. Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Required. Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. "EXCEPTIONS: 1. When buildings are completely 'p'rotected 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 additions fire protection as specified in Section 10.301 (b). KPH COGy A = t To: Virginia Goldstein, Planning Director Page 2 September 16, 1999 "3. When there are not more than two Group R, Division 3 or Group M Occupancies, the requirements of this section may be modified, provided, in the opinion of the chief, fire-fighting or rescue operations would not be impaired. "More than one fire apparatus road may be required when it is determined by the chief that access by a single road may be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. "For high-piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. "EXCEPTION: Upon approval vertical clearance may be reduced, provided such reduction does not impair access by fire apparatus and approved signs are installed and maintained indicating the established vertical clearance. "(e) Permissible Modifications. Vertical clearances or widths required by this section may be increased when, in the opinion of the chief, vertical clearances or widths are not adequate to provide fire apparatus access. "(f) Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all- weather driving capabilities." (20 tons) "(g) Turning Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. "(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. To: Virginia Goldstein, Planning Director Page 3 September 16, 1999 "(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) Sigas. 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." Water supply shall be in accordance with UFC Section 10.301: "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) Spacial 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 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. To: Virginia Goldstein, Planning Director Page 4 September 16, 1999 "(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 Markers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. "(e) Timing of Installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived. "(f) All fire alarm systems, fire hydrant systems, fire extinguishing systems (including automatic sprinklers), Class Z, 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 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." EDWARD Y Fire Chief EB/mo 6 Of` ~999~~`'k1 I}: ` AO UALUIiURE OEVELOPMENi n, S~ I PROGRAM V`a AOUAiIC RESOURCES i+, _ ~ BOATING qNO OCEAN RECREATGN CONSERVATION ANO RESOURCES ENFORCEMc NT CONVEYpryLES STATE OF HAWAII PORE6TRY ANO WI~OEiFE XISiORIC PRESERVATION DEPARTMENT OP LAND AND NATURAL RESOURCES iAnG orvlsloN LAND DIVISION saE PARrcs WATER RESOURCE MANAGEMENT P.O. 90% 621 HONOLULU, HAWAII 96609 September 23, 1999 LD:NAV Ref.:SLU99001.RCM - Honorable Virginia Goldstein Planning Director County of Hawaii Planning Department - 25 Aupuni Street, Room 109 Hilo, Hawaii 96720-4252 Dear Ms. Goldstein: SUBJECT: Review State Land Use Boundary Amendment (SLU 99-001) Change of Zone Application (REZ 99-023) for Puukapu Homestead Project, South Kohala, Island of Hawaii, Hawaii Tax Mao Kev 3rd/ 6-4-001• Portion of parcel 014 Thank you for the opportunity to review and comment on the subject application. Attached herewith is a copy of our Land Division's Engineering Branch comments on the proposed project. The Department of Land and Natural Resources has no other comment to offer on the subject matter. Should you have any questions, please feel free to contact Nicholas Vaccaro of our Land Division's Support Services Branch at 587-0438. Very truly yours, / ~f'v1rs DEAN Y. UCHIDA Administrator c: Hawaii District Land Office EXHIBIT \ ~ 1 ~ < STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES Land Division ` Honolulu, Hawaii ~ v~' September 8, 1999 RefNASLU99001.COM Suspense Date: 9~~20/99 MEMORANDUM: TO: Division of Aquatic Resources _ Division of Forestry & Wildlife Division of State Parks. Division of Boating and Ocean Recreation 000 Historic Preservation Division RECEIVED DIRECTLY XXX Commission on Water Resource Management Land Division Branches of: _ Planning and Technical Services XXX Engineering Branch 000 Hawaii District Land Office RECEIVED DIRECTLY Shoreline Processing Services FROM: Dean Y. Uchida, Administrator Land Division SUBJECT: State Land Use Boundary Amendment (SLU 99-001) Change of Zone Application (REZ 99-023) for Puukapu Homestead Project, South Kohala, Island of Hawaii, Hawaii Tax Map Kev• 3rd/ 6-04-001 Por of parcel 14 Please review the attached: STATE LAND USE BOUNDARY AMENDMENT APPLICATION, etc and submit your comments (if any) on Division letterhead within the time requested above. Should you need more time to review the subject matter, please contact Nick Vaccaro at ext.:7-0438. If this office does not receive your comments on or before the suspense date, we will assume there are o comments. ( ) We have no comments. ~omme s )attached. Signed• tom/ Date : MDNDEN, CHIEF ENGINEER ENGINEERING BRANCH COMMENTS Our current projects and programs aze not effected by the proposed project. We confirm that the project site, according to FEMA Community Panel Number 155166 0168 E is located in Zones X and A. Zone X is an area determined to be outside 500-year flood plain and Zone A is an azea determined with no base flood elevations. The proposed project must comply with rules and regulations of the National Flood Insurance Program (NFIP) and all applicable County Flood Ordinances. If there aze questions regazding the NFIP, please contact the State Coordinator, Sterling Yong, of the Department of Land and Natural Resources at 587-0248. If there are questions regazding flood ordinances, please contact the applicable County representative. .4~ ~ ,~~e• i BEruAWNJ. CAVETANO •e. ' Bruce S. Andersonff Ph.D. M.P, GOVERNOR ~ DIRECTOR OF MEALTM s' a o,~.O`. STATE OF HAWAII _ ' DEPARTMENT OF HEALTH Ro.eoxare Nao,H~w~neenr-Dare _ _ l0 .n . - i'•- _ HMO AND M c,= DATE: September 8, 1999 ~ T TO: Virginia Goldstein _ _ Planning Director, County of Hawaii FROM: Aazon Ueno District Environmental Health Program Chief SUBJECT: State Land Use Boundary Amendment Application (SLU 99-001) Request: Agricultural to Urban Change of Zone Application (REZ 99-023) Request: A-Sato RS-10, RS-20 aad CN-10 Applicant: Hawaii Island Community Development Corp. And David White Tax Man Key: 6-4-OO1:Portion of 41 The subject lots aze located in the Critical Wastewater Disposal Area where cesspools aze not allowed because of water pollution concerns. Any development on these lots would require all wastewater be disposed into a Septic Tank System. Due to your lot size only one system is allowed. Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run-offs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control." W P7.O:SLU99-1 RFZ99-23.mi E~CNIBIY ~ d 1~.. ~..~.M1~„ 6ENJAMIN J. CAYETANO ` ESTHER UEOA GOVERNOR ~ ~ E%ECUTIVE OFFICER STATE OF HAWAII DEPARTMENT OF BUSINESS, ECONOMIC DEVELOPMENT 8 TOURISM LAND USE COMMISSION P.O. Box 2359 Honolulu, HI 96804-2359 Telephone: 808-587-3822 Fax: 808-587-3827 September 10, 1999 ' Ms. Virginia Goldstein, Duector Planning Department County of Hawaii 25 Aupuni Street, Room 109 Hilo, Hawaii 96720 - Dear Ms. Goldstein: Subject: State Land Use Boundary Amendment Application (SLU 99-001) Request: Agricultural to Urban Change of Zone Application (REZ 99-023) Request: A-Sa to RS-10, RS-20 and CN-10 Applicant: Hawaii Island Community Development Corporation and David White TaxTax Ma~Key 6-4-(xl l • Portion of 416-4-001 • Portion of 41 We have reviewed the application for the SLU 99-001 / Hawau Island Community Development Corporation and David White to request an amendment for approximately 7.5 acres from the State Land Use Agricultural to the State Land Use Urban District. We also reviewed the application for change of zone REZ 99-023 for approximately 6.12 acres from Agricultural 5-acre (A-Sa) to Single Family Residential 10,000 square foot (RS-10), 3.93 acres from A-Sa to Single Family Residential 20,000 (RS-20) and 1.15 acres from A-Sa to Neighborhood Commercial - 10,000 square feet (CN-10) zoned districts. Based on our review of both applications, the attendant maps do not provide substantive locational references, such as metes and bounds, for us to verify where the boundary line bisects the subject parcel. A portion of the abutting parcel TMK: 6-4-1: 42, approximately 4.613 acres, was subject of a State Land Use District Boundary Amendment (SLU 98-6) which was approved by the County Council through Ordinance 99 23 effective February 28, 1999. In that Ordinance document, metes and bounds were identified and they could provide the azimuths related to the subject applications. EXHIBIT Ms. Virginia Goldstein September 10, 1999 Page 2 We request metes and bounds of the application azea for the SLU 99-001 for verification of the State Land Use District boundary as soon as possible to meet your deadline for comments. If you have any questions in regards to this matter, please contact me or Russell Kumabe of my staff at 587-3822. Thank you for your cooperation in this matter. Sincerely, C.`~~~~- ESTHER UEDA Executive Officer EU: as WAIMEA COMNfUNITY ASSOCIATION P.O. Box 685 • ~~.:muela, Hawaii 96743 September 19, 1999 Ms. Virginia Goldstein ; Planning Director County of Hawaii 25 Aupuni Street ` Hilo, HI 96720 Subject: Change of Zone & State Land Use District Boundary Amendment TMK: (3) 6-4-01:41 Hawaii Island Development Corp. & Richard White Dear Ms. Goldstein, Although this petition has yet to be formally received from the Planning Dept. by the Waimea Community Assoc., the Applicant has presented the project for consideration by the Planning Committee. The Committee met on Sept. 9 and again on Sept. 16, 1999 to deliberate on this application. The project is at the edge of the present Urban boundary, adjoining a recently approved Urban expansion for Parker Ranch. It can be interpreted to comply with the LUPAG map of the General Plan and is at the outer edge of the Urban Expansion of the Land Use map of the Waimea Design Plan. The self-help housing concept is a major positive consideration for the project. While concerns were expressed over the total depth of the Urban expansion back from Mamalahoa Highway and for the potential adverse affects of the higher density and subdivision lighting on adjoining properties, the Committee voted to offer favorable consideration of the request. In recommending favorable consideration, the Committee requests the following conditions: 1) A traffic Impact Analysis be conducted and that thorough consideration be given to the need for the project to provide channelized improvements at the access road intersection with Mamalahoa Highway, specifically left turn storage pockets. These improvements were offered by the adjoining application by Parker Ranch, wherein similar total unit counts were approved. 2) A "no vehicular access and planting screen" easement be required along the Highway frontage of the commercial lots, so that no driveways will be allowed except from the new access road. This was also requested for the adjoining Parker Ranch application. EXHIBIT - -z- The Waimea Community Association appreciates the support of the Planning Dept. for our continued involvement in the implementation of the Waimea Design Plan. The Planning Committee respectfully requests that these comments be given due consideration as the Planning Dept. structures their recommendation to the Planning Commission. If you need additional information, please do not hesitate to call on us. Sincerely, Ken Melrose Secretary CC: Applicant, Keith Kato, HIDC Aza Summers, Chairman Peter Young, President, WCA and agent for applicant Richard White