HomeMy WebLinkAboutREP PC 088 12/01/1995 1994-1996 REPORT OF THE
COMMITTEE ON PLANNING
DATE: December 1, 1995 Re: C-734
PLACE: Council room
TIME: 9:10 a.m.
Chairman and Members
Hawaii Coun y Council
Hilo, Hawaii 96720
Your Commi ee on Planning to which was referred Bill No. 158 regarding the change of zone
request by 0 eanside 1250,reports as follows:
Bill No. 158 mends Section 25-87 (North Kona Zone Map) and Section 25-88 (South Kona
Zone Map), A icle 3, Chapter 25. (Zoning Code) of the Hawaii County Code, by changing the
district classi 'cation for approximately 756 acres of land from an Unplanned(U)to an
Agricultural - one acre (A-1a)zoned district at Honuaino 3rd and 4th, Hokukano 1st and 2nd,
Halekii, Kee lee 1st and 2nd,Ilikahi, Kanakau 1st and 2nd, Kalukalu 1st, 2nd and 3rd and Onouli
1st,North an. South-Kona, Hawaii, TMK: 7-9-12:4, 11, and Portion of 3 and 8-1-04:Portion
of 3.
The subject p operty, located makai of Mamalahoa Highway and Kealakekua Village, represents
a 756 acre po ion of the approximately 1,540 acres of a master planned community known as
t Villages illa es at Hokukano.
The applicant intends to develop the second phase of the residential/agricultural development for
an approximately 400-lot subdivision consisting of lots ranging in size from 1 to 3 acres which is
anticipated to begin in 1996 or 1997 and to be completed within 20 years.
The development plan,to be developed in two phases, initially consisted of a maximum of
approximately 1,400 single family residential units ranging in density from 5 units per acre to 1
unit per 3 acr s; a 27-hole golf course, golf clubhouse, driving range and a 100-unit members
lodge; and a istoric park located within the State Land Use Conservation District, public
shoreline acc ssp
parking and hiking trails integrated with a program for historical interpretation
of the many chaeological features within the project site.
The applicant has since downsized the entire project to approximately 810 units which consists
of approxima ely 730 lots ranging in size from 1-acre to 3-acres; a 27-hole golf course, golf
clubhouse, dr ving range and 80-unit member lodge; and a historic park area located within the
State Land U•e Conservation District with public shoreline access,parking and hiking trails
integrated wi a program for historical interpretation of the many archaeological features within
the project sit-. .
PC REPORT NO.: 8 8
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PC- 88 Page 2 December 1, 1995
SMA Use Periit No. 345 and Use Permit No. 115 were approved by the Planning Commission
for the construction of the 27-hole golf course, golf clubhouse, driving range,public shoreline
access and related improvements. Ordinance No. 94-73 was approved by the Council for 684
acres of land for the proposed agricultural/residential subdivision on the mauka portion of the
project site.
The applicant is also requesting a SMA Use Permit to allow the construction of portions of the
pp q g
proposed sub ivision and related infrastructure and facilities within the approximately 110 acres
of a total 415 cres within the SMA, exclusive of lands located within the State Land Use
Conservation istrict.
The Land Stu y Bureau's Detailed Land Classification System classifies lands within the
northern and outhern portions of the project site as "D" or "Poor" and classifies soils within the
middle porion of the project site as "E" or "Very Poor".
The majority of the project site is unclassified by the Agricultural Land of Importance to the
State of Hawaii (ALISH) System and isolated pockets of lands are designated as "Other
Important Agikcultural Land" within the northwest corner of the project site, within the area
mauka of Red Hill, and along the southern boundary.
Surrounding 1 d uses to the north and south of the project site are vacant lands and agricultural
uses on lands oned A-5a and Unplanned; to the east,are on lands zoned RS-10 and RS-15 with
existing single family residential subdivisions; and Kealakekua Village area located mauka along
the Mamalaho�a Highway.
The applicant is exploring options aimed at integrating agricultural easements within the
proposed agricultural lot subdivision which would cover, at minimum, 20 per cent of each lot for
floraculture and orchard uses. These agricultural easements are anticipated to provide farmers a
leasing arrangement at a nominal cost. The applicant will provide the necessary infrastructural
development o sustain the proposed agricultural activity. The proposed agricultural/residential
lots will also rovide opportunities for gardening,hobby activities and small-scaled agricultural
endeavors.
The Departmnt of Water Supply has issued the applicant 499 water commitments, and the
applicant will be developing other water sources sufficient to support the remaining portion of
the proposed evelopment.
Access to the roj ect site it currently provided by Haleki'i Street, a county-maintained roadway
with a pavem nt width of 34 feet within an 80-foot wide right-of-way.
PC REPORT NO.: 8 8
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PC- Page 3 December 1, 1995
7
As part of Ch. ge of Zone Ordinance No. 94-73 for Phase I of the proposed Hokukano Village
development,the applicant had proposed an alternate access to the development site through the
construction •f a Mamalahoa Highway Bypass which traverses the site at the 800-foot elevation.
Originally till proposed alignment for the bypass road would have begun north of Honalo at
Kuakini Highlw�ay and terminate at the Mamalahoa Highway/Napo'opo'o Road intersection.
D
However the epartment of Public Works determined that its preferred alignment of the
Mamalahoa Highway Bypass would link Alii Highway with the Mamalahoa Highway-
Napo'opo'o Road intersection.
Wastewater g nerated by the proposed development will be accommodated within a wastewater
collection,treatment and disposal system meeting with the approval of the State Department of
Health. Alternatives being considered include an on-site central sewage collection/treatment
system which could be built in increments.
Solid waste g nerated by the proposed development will be disposed of at the new County
Puuanahulu landfill. Transfer stations are located at Keauhou and Napo'opo'o. The applicant is
investigating the possibility of establishing a recycling program for the development as well as
the surrounds g community.
An archaeolo ical inventory survey of the entire project site located 8807 structural and non-
structural fea I res which were subsequently organized into 408 sites and site complexes. It was
recommende that 161 of these sites be for preservation, 17 for selective preservation, 228 to be
available for ata recovery and 2 recommended for no further study. The applicant intends to
preserve thei ing's Trail or Ala Loa in its present location, with some modifications, including
possible brea hes.
The Planning Commission concurs with the following Planning Director's reasons for
recommendin. a favorable consideration for change of zone:
(1) The requested zone change conforms to the Land Use Pattern Allocation Guide
(LUPAG) Map which designates the area for Orchards and Extensive Agricultural
uses;
(2) The change of zone conforms to the goals,policies and standards of the General
Plan; and
(3) All essential utilities and services, including water, are or will be made available
to support the proposed development.
PC REPORT NO.: 8 8
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PC- 88 Page 4 December 1, 1995
Bill No. 158 was deferred at the October 17, 1995 meeting pending the technicalities of Bill No.
181. Bill No. 181 and Bill No. 158 were considered and deliberated by Your Committee
simultaneously. To maintain consistency between both bills, Your Committee amended Bill No.
158 as follows:
(1) Deletion of Condition(P)relating to conformance with guidelines of the Model
Energy Code since the Model Energy Code has been adopted as part of the
Hawaii County Code;
(3) Include a new condition incorporating revised language of Condition H of Bill
No. 181, Draft 2,relating to the provisions of the public shoreline access;
(4) Include a new condition incorporating language from revised Condition I of Bill
No. 18, Draft 2, relating to the coastline park and trails;
(5) Revising Condition(K)to incorporate language from revised Condition L of Bill
No. 181, Draft 2, to clarify the intent that the portion of the proposed Mamalahoa
Highway Bypass between Keauhou and Haleki'i Street will be constructed prior to
occupancy of any dwelling within the project. Therefore Conditions L, M, and N
were deleted because they were already in the revised Condition K.
Your Committee on Planning is in accord with the intent and purpose of Bill No. 158, Draft 2,
and recommends that it pass first reading.
C - (9 a
CES
Respectfully submitted
AYES NOES A&E EX COMMITTEE ON PL NNING
DOMINGO X e
DELIMA X + `.
ARAKAKI X TAKASHI DOM t 4 GO, CHAIRM. '
SMITH X 8 8 /
CHILDS x PC REPORT NO.
RATH X ADOPTED: DEC 1 5 199 �
BONK-ABRAMSON E.O.M. X