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HomeMy WebLinkAboutCOM 0797.000 1998-2000 JNS-4 OF of William G. Davis Stephen K. Yamashiro t Managing Director r; ;r Mayor Henry Cho •,r Deputy Managing Dire( for f OF'NF' Counk of"Pufunii 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Flawaii 96740 (808) 329-5226 • Fax (808) 326-5663 May 22, 2000 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 00-001) Request: Agricultural to Urban Change of Zone Application (REZ 00-001) Request: A-5a to RS-15 Applicant: Kamehameha Investment Corporation Tax Map Key 7-8-11.10 and 13 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regarding the above-referenced requests. Sincerely, Vte$phen K. Y ashiro Mayor L040700MAY Uomm. No. -7q-1 Enclosures \ R x I a ~-70 + ,.~7) - On file in the Office of z~ cc: Planning Department j the County Clerk Mle No. Ref. To: FG Ref. Date MAY 2 5 2000 ,CV OF Stephen K Yamashiro Mayor CluttfV -of L. PLANNING COMMISSION 25 Aupuni Street, Room 109 • Hilo, Hawaii %720-4252 (808) %1-8288 9 Fax (808) %1-%15 MAY 2 2 NOW 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 00-001) Request: Agricultural to Urban Change of Zone Application (REZ 00-001) Request: A-5a to RS-15 Applicant: Kamehameha Investment Corporation Tax Map may' 7-8-11:10 and 13 The Planning Commission, after a duly held public hearing on April 7, 2000, voted to recommend for your approval the proposed legislative bills to change the State Land Use district from the Agricultural to the Urban district and a Change of Zone changing the district classification from Agricultural (A-5a) to Single Family Residential (RS-15) for approximately 14.68 acres of land. The properties are located to the south of Kaluna Street bordering the existing Bayview Estates Phase I and Hale Kehau Condominium project, Keauhou, North Kona. The Commission concurs with the following findings as recommended by the Planning Director: State Land Use Boundary 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. Section 205-3.1 states that district boundary amendments involving lands of fifteen acres or less, shall be determined by the appropriate county land use decision making authority and shall not require consideration by the land use commission pursuant to Section 205-4. The standard of review for a boundary amendment consideration shall be given to the following: (a) The extent to which the proposed reclassification conforms to the applicable goals, policies, standards, Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 and courses of action of the General Plan and implementing, ordinances, plans and documents. No amendment shall be approved unless it conforms to the General Plan. (b) The extent to which the proposed reclassification conforms to the applicable district standards. According to the Land Use Commission Rules, one of the standards for considering an area for urban reclassification states that "In determining urban growth for the next ten years, or in amending the boundary, 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 adjacent Bayview Estates Phase I, Keauhou Estates, and the Villas at Keauhou Subdivisions urban areas. The Urban boundary request also conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates this area for Urban Expansion. Urban Expansion Area allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. This request is to allow an urban development, a planned low-density residential subdivision. Low Density Urban Development is defined as Residential uses at a density of four units per acre and certain neighborhood commercial uses are permitted within this designation. 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 North Kona District as depicted on the LUPAG Map. The Kona Regional Plan, adopted by the Planning Commission in 1984, recommends the area for residential-four units per acre. The applicant's proposal is a single family residential subdivision. It is adjacent to Bayview Estates Phase I Subdivision. The proposed reclassification is for a similar urban land use designation. Thus, the requested boundary amendment would be in the direction of fulfilling the low density range plans, in this particular case. The property is situated within close proximity to the employment center of Kailua-Kona. The subject reclassification is for land located approximately 6 miles from the urban/retail/employment center of Kailua-Kona and .5 miles from the urban/retail/employment center of Keauhou, 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 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. The Heeia Waste Water Treatment Plant (HWWTP) which is owned by the applicant, will service the project. Wastewater disposal system will meet with requirements of the Department of Health and/or the Department of Public Works. The applicant has secured a water commitment to accommodate the development. Access to the property would be via subdivision roadways from the adjacent Bayview Estates Subdivision. This roadway will be open to public traffic. 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 Federal Emergency Management Agency Flood Insurance Rate Map (FIRM) designates the property as Zone X, areas determined to be outside the 500-year flood plain. 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 Agriculture (A-5a) zoned districts, it is not currently being used for active agricultural purposes. The State of Hawaii ALISH Map classifies the property as "other important agricultural land". The Land Use Study Bureau's Overall Master Productivity Rating for the soils in the mauka area is "D" or Poor and in the makai area is "E" or Very Poor. Therefore, the reclassification of this 14.68 acre area from the Agricultural to the Urban designation will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. From a land use perspective, it is a more feasible alternative to infill urban development within this particular area of North Kona. In doing so, it would tend to alleviate the conversion of more productive agricultural lands in more appropriate locations within the North Kona area for Urban Low Density type uses. Furthermore, an Urban classification would complement the existing and future residential land use patterns of the surrounding properties in view of the adjacent residential subdivisions. Finally, it should also be noted that the reclassification action would conform to the following goals, objectives and/or policies articulated in the Hawaii State Plan: Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 a. Achieve a strong, viable economy, characterized by stability, diversity and growth that enables the fulfillment of the needs and expectations of Hawaii's present and future generations. b. Encourage urban developments in close proximity to existing services and facilities. 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 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. The proposed request from an Agricultural (A-5a) to Single Family Residential (RS-15) zoned district will conform to the following goals, policies and standards of the Land Use and Single Family Residential Elements of the General Plan. 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. * 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. * 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, Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 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 areas. * To provide single-family residential areas 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 proposed request would also complement the following Housing Element goals and policies by creating a mix of residential housing opportunities and maintaining a housing supply that allows a variety of choices. G HOUSIN * 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 * 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 proposed request would also conform to the following goals and policies of the Economic Element: * Provide residents with opportunities to improve their quality of life. * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. 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 requested zone change from Agricultural (A-5a) to Single Family Residential (RS-15) zoned district conform to the LUPAG Map, which designates the property as Urban Expansion Area. Urban Expansion Area allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. Within areas designated for development as resorts, portions of the resort area may be included in the Urban Expansion Area. Therefore, this proposed single family residential and multiple 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 urban form depicted on the LUPAG Map for this area of North Kona. In addition, the Kona Regional Plan Land Use Concept Map designates this area for residential expansion. The applicant intends to develop a single family residential subdivision. Access to the property will be provided by two entryways off of Kaluna Street which has a 60-foot right of way and 40-foot wide pavement. Kaluna Street is a County dedicated collector road serving existing and planned development in Keauhou's mauka lands. The makai side of Kaluna Street has curb, gutter and sidewalks. The mauka side has only Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 curbs and gutters. Kaluna Street intersects with Kealii Street and Ali`i Drive. Ali`i Drive has a 50 foot right-of-way with approximately 24 feet wide of pavement. This development is the second phase of Bayview Estates, a 51- lot single family residential subdivision. The development of the property will add to the inventory of existing single family residential zoned lands in the West Hawaii region. The proposed development is located within close proximity to all necessary urban services and facilities, and will serve to complete the urban core for that area of Keauhou Mauka planned community. The applicant will also complete its proposed project in compliance with all of the codes and standards referenced above. Therefore, the proposed rezoning and development will complement the land usage within the community and neighborhood it is proposed to be located in. Several wells were developed in the area indicate a substantial potable water resource capable of meeting the projected demands for future development in the Keauhou vicinity. In 1990, the applicant developed a well above Keauhou at the 1,620 foot elevation. This well was tested and showed a capacity of approximately two million gallons per day. In 1992 and 1993, two additional wells were developed and tested south and north of the first well, and were shown to have a similar potential capacity. The project currently has water commitments from the Department of Water Supply adequate to meet the needs of the proposed development. The proposed project abides by the above-stated County policy encouraging "the clustering of developments in order to reduce the cost of providing utilities." The wastewater from the project will be disposed of into the privately owned, Heeia Waste Water Treatment Plant (HWWTP). Wastewater disposal system will meet with requirements of the Department of Health and/or the Department of Public Works. Additionally, the applicant will abide by all applicable State and County air quality and noise level control standards during the pre-construction and construction phases of the project. Therefore, the proposed single family residential development will be developed in an area that is or can be adequately served by water, utilities, sewers and transportation systems. The Flood Insurance Rate Maps (FIRM) indicate that the property is located in Zone "X", areas determined to be outside of the 500-year flood plain. There are no significant drainageways anticipated. While there are no indications of surface water flow on-site, the applicant will abide by all applicable County guidelines for run-off generated by the development. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 According to the applicant's Environmental Report, the property is almost entirely covered with buffel grass and stands of koa haole. Plant species are common, mostly alien, species: (1) trees such as kiawe, kukui, African tulip, noni and monkeypod; (2) shrubs such as koa-haole, Christmas berry, klu, castor bean and sodom apple; and (3) common herbs such as bermuda grass, spiny pigweed, four-o'clock, beggar's tick, Sacramento bur, goose grass, heliotrope, sow thistle, rattle pod, finger grass, crab grass, and sand bur. Bindweed, coccinea, and koali awahi'a represent the vine types. The native plant community present on the site, are weedy varieties and are able to compete in the face of disturbance or invasion of other weeds. None of the species found in the course of the survey are officially listed as endangered or threatened; nor are any species proposed or candidate for such status. According to the applicant's Environmental Report, no native land birds or seabirds were recorded. Species observed include the Japanese White-Eye, Yellow-Billed Cardinal, Zebra Dove, Common Myna, House Sparrow, and House Finch. No endangered species were observed. No forest bird species are associated with these areas because of the low elevation. The Hawaiian Hoary Bat was not observed on the project site, however, they have been observed offshore in the Kona area a number of times. Mongoose, feral dogs and cats were observed. An archaeological inventory survey was conducted by International Archaeological Institute, Inc. Four archaeological sites were found within or bordering the project site. They include two previously identified sites, a portion of a historic wall network, which forms the parcel's southern boundary, and portions of the Keauhou Trail. Two additional sites comprising 19 features were identified. Site 19650 is comprised of 11 features (walls, mounds, and modified outcrops) and Site 19651 is comprised of eight features (large enclosures platform terraces, and modified outcrops). Site 19651 is identified as a possible burial. It is recommended by the archaeologist, that "These, and other locations which might be associated with the burial of human remains, should be isolated and treated in accordance with Hawai'i State burial procedures. If the grave sites are located in the course of development, any further mitigation plans should be made with the consultation of local informants and other descendants as appropriate." The specific treatment for the archaeological features designated for preservation would be determined as part of the archaeological approval process in conjunction with the requirements of DLNR-SHPD and other applicable agencies. Impacts associated with this single family residential development such as historical, visual, traffic, drainage and design 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, police and fire protection. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 9 The above public improvements by the applicant would complement the proposed single family residential 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. While the property is within the County's Agricultural-5 acre zoned district, it is not currently being used for any active agricultural purposes. The property is classified as "Other Important Agricultural Land" by the Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system. The Land Use Study Bureau's Overall Master Productivity Rating for soils within one-third of the subject lands is "E" or Very Poor. The remaining two-thirds of the property is "D" or Poor. Therefore, the reclassification of this 14.68 acres from an Agricultural (A-5a) to Single Family Residential (RS-15) zoned district will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. From a land use perspective, it is more feasible to infill urban development within this particular area of North Kona. In doing so, it would tend to alleviate the conversion of more productive agricultural lands in more appropriate locations within the North Kona area for Urban type uses. Based on the above findings, this request to reclassify the subject property from an Agricultural (A-5a) to Single Family Residential (RS-15) zoned district would result in an appropriate land use pattern and further benefit the general public. For your favorable consideration, amendments to the SLU Boundaries Map H-8, and Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) are transmitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 10 We are enclosing copies of the applications and a copy of the staff background for your information. Sincerely, 44a . e Richard B. Baker, Jr., Chairman Planning Commission L1kiOW Enclosures cc: Mr. Louis A. Kau Mr. James Leonard Steven S. C. Lim, Esq. Department of Water Supply Department of Public Works Kazu Hayashida/DOT-Highways,Honolulu State Land Use Commission West Hawaii Office r MamehOlenun-03\24\00 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT KAMEHAMEHA INVESTMENT CORPORATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 00-001) CHANGE OF ZONE APPLICATION (REZ 00-001) SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (SMA 00-001). KAMEHAMERA INVESTMENT CORPORATION has submitted applications for a: 1) State Land Use Boundary Amendment from Agricultural to Urban District, 2) Change of Zone by changing the district classification from Agricultural (A-5a) to Single Family Residential (RS-15) for approximately 14.68 acres of land and 3) Special Management Area (SMA) Use Permit to allow the development of a 45-lot single family residential subdivision (Bay view Estates Phase II) and related improvements. The properties are located to the south of Kaluna Street bordering the existing Bayview Estates Phase I and Hale Kehau Condominium project, Keauhou, North Kona, Hawaii, TMK: 7-8-11:10 and 13. GENERAL INFORMATION 1. Land Ownership: Kamehameha Investment Corporation is the owner of the subject properties. RELATED INFORMATION 2. November 9, 1982: Final Subdivision was approved by the Planning Director for the creation of a 2-lot subdivision consisting of Lot 1-A (4.759 acres) and Lot 1-B (9.921 acres). 3. January 22, 1992: Ordinance No. 92-4 was approved by County Council which changed the district classification from Unplanned to Single Family Residential (RS-15). This was the first phase of Bayview Estates, which consisted of a 51-lot residential subdivision and related improvements. PROPOSED DEVELOPMENT 4. Request: The applicant wishes to subdivide the property into 45 single family residential 15,000 square foot lots. The application is for approximately 14.68 acres to be rezoned from Agricultural (A-5a) to Single Family Residential (RS-15). -1- 5. Objectives: The applicant provided the following: "The Keauhou Resort lands were master-planned in the 1960's and 1970's to allow for the orderly development of residential communities within a resort setting. Over the years, residential sales within the Keauhou Resort area have been relatively strong, due in large part to the well-planned resort-residential community environment, the range and quality of residential products being offered, and the wealth of nearby commercial and recreational amenities. The proposed project is intended to help meet the growing demand for residential lots in the Keauhou Resort area and allow for the expansion of an existing subdivision in an orderly and cost-effective manner. "As an extension of the existing Bayview Estates at Keauhou, the Phase II subdivision offers the advantage of being close to existing infrastructure and supportive public services. The project has also been planned with a sensitivity to the environmental and cultural considerations of the site. Development of the proposed project, by providing for the logical extension of an existing residential subdivision with the same high level of site amenities, is intended to help meet the applicant's long-term goal of developing a high quality master-planned, resort-residential community at Keauhou and Kahalu'u, North Kona. "The roadways within the subdivision will be built to County dedicable standards, which include minimum-required pavement and right-of-way widths, curbs, gutters and sidewalk, and underground utilities such as water, sewer, electricity, telephone and cable television. The subdivision will remain in private ownership, and there is a security gate at Bayview Estates entrance. "The proposed subdivision will be developed in a manner similar to Bayview Estates in that lot purchasers will be responsible for grading their own lots and building their own homes. The design of the home will be monitored by a homeowner's design committee to assure quality house design and construction. Design guidelines and restrictive covenants will be used by the design committee as a basis for the design review and approval." -2- 6. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit A - State Land Use Boundary Amendment, Change of Zone and Special Management Area Use Permit Applications) STATE AND COUNTY PLANS 7. SLU: Agricultural. District boundary amendments involving lands 15 acres or less are processed by the Planning Commission and forwarded to the County Council for final action. Therefore, they do not require consideration by the Land Use Commission pursuant to Section 205-4, Hawaii Revised Statutes. 8. Hawaii State Plan Consistency: Economy, Population, Physical Environment, Land and Air Quality, Water, Facility Systems for Solid and Liquid Waste, Transportation, Socio-Cultural Advancement (Housing) objectives and policies. 9. General Plan Consistency: Economic, Housing, Environmental Quality, Flood Control and Drainage, Public Utilities, Transportation, Land Use and Residential Elements' goals, policies and courses of action for North Kona. 10. General Plan and LUPAG Map: The General Plan document identifies the Keauhou- Kona area as a Major Resort Destination. The General Plan Land Use Pattern Allocation Guide (LUPAG) Map designates the area for Urban Expansion and Low Density Urban Development. Urban Expansion Area allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. Within areas designated for development as resorts, portions of the resort area may be included in the urban expansion area. The Low Density Urban Development designation refers to single family residential in character, ancillary community and public uses and convenience type commercial uses. 11. Kona Regional Plan: The Kona Regional Plan recommends a residential density of 18 units per acre (RES-18). 12. County Zoning: Agricultural-5 acres. 13. SMA: The subject property is situated within the SMA boundary. The applicant has filed an SMA application concurrently with the State Land Use Boundary Amendment -3- and Change of Zone applications. DESCRIPTION OF PROPERTY AND SURROUNDING AREA 14. Subject Property: The subject property is an irregular-shaped lot of approximately 14.68 acres. The property has gentle to steep slopes. There are two single family residential structures on the property that are owned by the applicant and rented on a month to month basis. These structures will be demolished prior to the commencement of development. The area extends 350 to 550 feet above mean sea level. 15. U.S.D.A. Soil Type: Punaluu (rPYD), Kaimu (rKED) and Aa lava flows (rLV) series. The Kaimu extremely stony peat (rKED) is well-drained, thin organic soil that varies from 3 to 8 inches in thickness. Water permeates rapidly and runoff is slow, with virtually no erosion hazard. Nearly 85 percent of the subject property is covered by this soil. The Aa lava flows (rLV) soil is essentially A'a lava which generally consists of rough and broken masses of clinkery lava, with practically no soil covering. Surface water percolates readily though the rough and broken lava. The Kaimu (rKED) consists of dark brown extremely stony peat over fragmented a'a. Permeability is rapid, runoff is slow and the erosion hazard is slight. 16. ALISH Map: Agricultural Lands of Importance to the State of Hawaii (ALISH) has classified the subject property as "Other Important Agricultural Land". 17. FIRM: Zone "X", areas determined to be outside the 500-year flood plain. 18. Land Study Bureau: The mauka portion of the property is classified as "D" or Poor and the remaining area is classified as "E" or Very Poor. 19. Flora: According to the applicant's Environmental Report, the property is almost entirely covered with buffel grass and stands of koa haole. Plant species are common, mostly alien, species: (1) trees such as kiawe, kukui, African tulip, noni and monkeypod; (2) shrubs such as koa-haole, Christmas berry, klu, castor bean and sodom apple; and (3) common herbs such as bermuda grass, spiny pigweed, four- o'clock, beggar's tick, Sacramento bur, goose grass, heliotrope, sow thistle, rattle pod, finger grass, crab grass, and sand bur. Bindweed, coccinea, and koali awahi'a represent the vine types. The native plant community present on the site, are weedy -4- varieties and are able to compete in the face of disturbance or invasion of other weeds. None of the species found in the course of the survey are officially listed as endangered or threatened; nor are any species proposed or candidate for such status. 20. Fauna: According to the applicant's Environmental Report, no native land birds or seabirds were recorded. Species observed include the Japanese White-Eye, Yellow- Billed Cardinal, Zebra Dove, Common Myna, House Sparrow, and House Finch. No endangered species were observed. No forest bird species are associated with these areas because of the low elevation. The Hawaiian Hoary Bat was not observed on the project site, however, they have been observed offshore in the Kona area a number of times. - Mongoose, feral dogs and cats were. observed. 21. Archaeological: An archaeological inventory survey was conducted by International Archaeological Institute, Inc. Four archaeological sites were found within or bordering the project site. They include two previously identified sites, a portion of a historic wall network, which forms the parcel's southern boundary, and portions of the Keauhou Trail. Two additional sites comprising 19 features were identified. Site 19650 is comprised of 11 features (walls, mounds, and modified outcrops) and Site 19651 is comprised of eight features (large enclosures platform terraces, and modified outcrops). Site 19651 is identified as a possible burial. It is recommended by the archaeologist, that "These, and other locations which might be associated with the burial of human remains, should be isolated and treated in accordance with Hawai' i State burial procedures. If the grave sites are located in the course of development, any further mitigation plans should be made with the consultation of local informants and other descendants as appropriate." The Keauhou Trail is owned and maintained by the applicant. As a condition of the rezoning and special management area permit, an interpretation/mitigation plan for the subject property and specifically the Keauhou Trail shall include buffer zones, signage and long-range preservation concerns and shall be submitted to the Planning Director prior to Final Subdivision Approval. -5- 22. RecreationalNisual Resources: The property is located mauka of Ali`i Drive approximately 1,500 feet from the shoreline and over 2,000 feet from Kuakini Highway. There is no visual impact to the ocean from Kuakini Highway due to the topographical nature of the project site and design standards. The proposed development will not adversely impact any recreational, including access to and along the shoreline, or visual resources to the shoreline and coastal ecosystems. 23. Air and Noise Quality: There are no air quality monitoring stations in the West Hawaii Region. The existing noise generated in the area is coming from the noise from Ali`i Drive, Kamehameha III Road and Kuakini Highway traffic. The principal source of short-term air quality impacts associated with the construction of the proposed improvements, is expected during construction. Given the limited nature of the improvements, no long term air and noise quality impacts are anticipated. 24. Scenic and Open Space Resources: The proposed development will not severely interfere with the coastal view plane. The subject property is not located within an area recognized by the General Plan as an example of natural beauty. Therefore, the proposed development will not adversely impact any scenic or open space resources to the shoreline and coastal ecosystems. 25. Surrounding Zoning/Land Uses: The proposed development is adjacent to the existing Bayview Estates Phase I, a 51- lot single family residential (RS-15) subdivision. This development would not impact the immediate adjacent properties as lands to the north are the 135-lot Keauhou Estates (RS-15), 58-unit The Villas (RM- 3.5) and 29-unit Hale Kehau condominiums (RM-3), and to the west are lands zoned RS-7.5, RM-1, RM-3, V-4. To the north and southwest are lands zoned for single family residential. Land uses in the area include the Keauhou Estates, Hillhaven Medical Care facility, golf course and condominiums across Kamehameha III Road; Keauhou Shopping Village and vacant lands. PUBLIC FACILITIES AND UTILITIES 26. Access: Access to the property will be provided by two entryways off of Kaluna Street which has a 60-foot right of way and 40-foot wide pavement. Kaluna Street is a -6- County dedicated collector road serving existing and planned development in Keauhou's mauka lands. The makai side of Kaluna Street has curb, gutter and sidewalks. The mauka side has only curbs and gutters. Kaluna Street intersects with Kealii Street and Ali`i Drive. Ali`i Drive has a 50 foot right-of-way with approximately 24 feet pavement. The proposed Mamalahoa Highway Bypass Road is located makai of the subject property at the terminus of AIN Drive in Keauhou. 27. Water: Water will be made available to the project site. The applicant has secured a water commitment to accommodate the development. Several wells developed in the area indicate a substantial potable water resource capable of meeting the projected demands for future development in the Keauhou vicinity. In 1990, the applicant developed a well above Keauhou at the 1,620 foot elevation. This well was tested and showed a capacity of approximately two million gallons per day. In 1992 and 1993, two additional wells were developed and tested south and north of the first well, and were shown to have a similar potential capacity. The Department of Water Supply has stated that should these well sources prove to be adequate, the applicant will be required to provide transmission and distribution waterlines, and storage reservoirs to connect to the Department of Water Supply's existing water system. 28. Wastewater: The Heeia Waste Water Treatment Plant (HWWTP) which is owned by the applicant, will service the project. Wastewater disposal system will meet with requirements of the Department of Health and/or the Department of Public Works. 29. Electrical/Telephone: Electrical service is available to the property from Hawaii Electric Light Co. Inc., and telephone service is available from GTE Hawaiian Tel. 30. Police/Fire/Medical: Police services are provided by the County of Hawaii from its Kealakehe, Kailua-Kona and Captain Cook stations. In March 1997, the applicant completed construction of the new Keauhou-Kona Fire Station located at the corner of Kuakini Highway and Puuloa Road. Fire protection is also provided by the County of Hawaii from its Kailua-Kona, Kealakehe, Keauhou and Captain Cook stations. Emergency medical and paramedical services are also provided by the Hawaii County Fire Department. Kona Hospital is located at Kealakekua. -7- 31. Other essential utilities and services are or will be made available to the property. AGENCIES' COMMENTS 32. Police Department (January 31, 2000 Memo): "We have reviewed the application for the development of a 45-lot single family residential subdivision and believe the infrastructure already created for the first phase of this project wily adequately meet the traffic needs of this second phase. "We do wish to point out that Section 2.2.4 POLICE AND FIRE PROTECTION found on page 15 of Section Two is in error. The main police station for the North and South Kona is located in Kealakehe, while a substation is located in Captain Cook. " 33. Real Property Tax Office (January 10, 2000 Memo): "This is to certify that the above real property taxes due to the County of Hawaii on the parcel(s) listed above have been paid up to and including December 31, 1999. "This clearance was requested on behalf KAMEHAMEHA INVESTMENT CORP. for the County Planning Department and is issued for this/these parcel(s) only." Real Property Tax Office (February 1, 2000 Memo): "The above referenced parcels have received preferential agricultural use assessments within the last 10 years and as such are subject to a rollback tax in the event of a zoning change from Agricultural to Urban or Ag to Rural or a subdivision into parcel sizes of five acres or less." Applicant's Response: (See Exhibit B - March 20, 2000 Letter) 34. Department of Transportation (January 20, 2000 Memo): "Not applicable." 35. Department of Public Works: (See Exhibit C - February 17, 2000 Memo) 36. Fire Department: (See Exhibit D - February 7, 2000 Memo) 37. Department of Health: (See Exhibit E - January 25, 2000 Memo) 38. Land Use Commission: (See Exhibit F - January 24, 2000 Letter) AGENCIES - NO RESPONSE 39. Department of Water Supply, Department of Land and Natural Resources, Department of Agriculture and Natural Resources Conservation Service -8- PUBLIC COMMENTS 40. The Department has not received any written comments or objections from the general public or adjacent landowners on the subject applications. -9- SPECIAL MANAGEMENT AREA USE PERMIT ASSESSMENT APPLICATION COUNTY OF HAWAII PLANNING DEPARTMENT - PLANNING COMMISSION OWNER: Kamehameha Investment Corporation APPLICANT: Kamehameha Investment Corporation APPLICANT'S SIGNATURE: See attached Letter of Authorization APPLICANT'S INTEREST IF NOT OWNER: ADDRESS: 78-6740 Makolea Street Kailua-Kona Hawaii 96740 TELEPHONE: 322-0088 (Business) (Home) TAX MAP KEY: (3)7-8-11-10 and 13 NATURE OF DEVELOPMENT: Single Family Residential TOTAL COST/FAIR MARKET VALUE: DATE OF APPLICATION: December 27, 1999 THE PETITIONER SHALL BE RESPONSIBLE FOR FILING THE FOLLOWING WITH THE DEPARTMENT: 1. A written description of the proposed project and a statement of objectives. 2. A completed SMA Use Permit Impact Assessment Form. 3. A shoreline survey when the parcel abuts the shoreline, except as may be waived by the Planning Director. 4. A plot plan of the property, drawn to scale, with all proposed and existing structures and other pertinent information shown thereon. 5. Any other plans of information required by the Director. EXHIBIT ,A APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT: Kamehameha Investment Corporation APPLICANT'S SIGNATURE: See attached Letter of Authorization DATE: ADDRESS: 78-6740 Makolea Street Kailua-Kona. Hawaii 96740 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Louis Kau. President. John W. Rocha, Treasurer, Joseph K. Spencer, Administrative Manager TELEPHONE - BUSINESS: 322-0088 RESIDENCE: REQUEST: Agricultural (A-5a) TO: Single-Family Residential (RS-151 (Existing Zoning) (Proposed Zoning) TAX MAP KEY: . (3)7-8-11:10 and l3 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 14.68-acres LANDOWNER (S): Kamehameha Investment Corporation OWNER'S SIGNATURE: See attached Letter of Authorization DATE: (May be by letter) AGENT: Steven Lim ADDRESS: Carlsmith Ball Post Office Box 686 Hilo Hawaii 96720 TELEPHONE - BUSINESS: 935-6644 RESIDENCE, Please indicate to whom original correspondence and copies should be sent: ORIGINAL: Kamehameha Investment Corporation COPIES: PBR HAWAII-Hilo Office Post Office Box 5685 Attn: James Leonard Kailua-Kona, Hawaii 96745 101 Aupuni St., Suite 310 Hilo, Hl 96720 Carlsmith Ball Post Office Box 686 Hilo. Hawaii 96720 COUNTY OF HAWAII PLANNING DL._ATMENT APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT (15 ACRES OR LESS) APPLICANT: Kamehameha Investment Corporation APPLICANT'S SIGNATURE: see attached Letter of Authorization MAILING ADDRESS: 78-670 Makolea Street Kailua-Kona, HI 96740 TELEPHONE: (BUS) 322-0088 (HOME) LANDOWNER: Kamehameha Investment Corporation LANDOWNER'S SIGNATURE: See attached Letter of Authorization TAX MAP KEY: (3) 7-8-11:10 and 13 LAND AREA: 14.68 acres CURRENT STATE LAND USE DISTRICT CLASSIFICATION: Agricultural REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Urban THE APPLICANT SHALL SUBMIT THE 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 description of the property and proposed development, including but not limited to: a. The extent to which the proposed reclassification conforms to the applicable goals, policies, standards, and courses of action of the General 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 B.3, above. 0400q PD 2/26/87 Fee Owner ind/or ARplicnnt's Letter of Authorization Tax Mttp Key: ( 3) 7-8-11:10 & 13 District of North Kona Island, County and State of Hawaii The undersigned is the authorized representative fee owner of and/or applicant fcr the real property above-identified, and hereby authorizes the law firm of Carlsmith Ball, to apply for, execute and process any and all County, State and federal governmental permit applications, and to participate in proceedings related to said real property. This authorization maybe signed ir. counterparts, each of which shall be. considered an original, and the counterparts shall together constitute one and the same authorization. A photostatic or facsimile copy of this executed authorization shall also be considered as effective and valid as the original. KAMEHAM4RA INVESTMENT CORPORATION, a Hawaii corporation OLOVISA.MU P RFS/0EN7 Its Authorised Representative Address: $67 South Kink Street Honolulu, Hawaii 96913 Subscribed aui sworn to before me this ~ day of d! 1999. Notary Public, State of Hawaii My cornmission expires: APR 17 2001 t rte` ^`1 State Land Use Boundary Amendment - Attachment I. PROPERTY LOCATION, DESCRIPTION AND OWNERSHIP Applicant Kamehameha Investment Corporation ("KIC"), whose mailing address is 78-670 Makolea Street, Kailua-Kona, Hawaii 96740, is the fee owner of Lot 1-A (4.759 acres) and Lot 1-13 (9.921 acres), situated at Keauhou I", District of North Kona, and more particularly identified as State of Hawaii Tax Map Key Nos. (3) 7-8-11:10 and 13 (herein referred to as the "Property"). The Property is on the east (mauka) side of Ali'i Drive and west (makai) of Kuakini Highway between the 350-foot and 550-foot elevation. The partially improved 14.68-acre parcel is located within the Keauhou Resort area. II. PRESENT USE OF THE LAND The Property is heavily vegetated and occasionally used for grazing and is partially improved, with two residential structures which are rented on a month-to-month basis. These structures will be demolished prior to commencement of development on the Property. The proposed project is an extension of the 51-lot Bayview Estates residential subdivision, which is located adjacent to and north of the Property. A vacant parcel used by others and the Hale Kehau condominium is located west of the Property. Nearby lands to the east and south are also vacant. M. PROJECT OBJECTIVES The Keauhou Resort lands were master-planned in the 1960's and 1970's to allow for the orderly development of residential communities within the resort setting. KIC is concurrently submitting the following applications for the approximately 14.68-acre parcel to create a 45-lot single-family residential subdivision: 1. State Land Use District Boundary Amendment from the Agricultural District to the Urban District; 2. Change of Zone from Agricultural, with a minimum lot size of five acres (A-5a) to Single-Family Residential, with a minimum lot size of 15,000 square feet (RS-15); and 3. Shoreline Management Area Use Permit Petition. Page 1 State Land Use Boundary Amendment - Attachment Lot sizes will range from approximately 15,000 to approximately 24,000 square feet. The proposed subdivision is an integral part of the development scheme of the Keauhou Resort, and Phase II has been planned in a manner so as to complement the adjacent land uses. The Phase II development is intended to help meet the growing demand for residential lots in the Keauhou Resort area and allows for the expansion of the existing subdivision in an orderly and cost-effective manner. KIC hereby incorporates by reference the planning studies performed on behalf of KIC by PBR Hawaii, which are submitted concurrently with this application in support of the County SMA and rezoning applications. IV. RECLASSIFICATION SOUGHT KIC is seeking to reclassify the State Land Use Boundary for the Property from the "Agricultural" District designation to the "Urban" District designation, pursuant to Section 205-3.1, HRS; Section 15-15-18, Hawaii Administrative Rules, Rule 13, County of Hawaii Planning Commission Rules of Practice and Procedure; and Chapter 28, Hawaii County Code. The standards for review of a district boundary amendment pursuant to Rule 13-6 of the Planning Commission Rules of Practice and Procedure requires that consideration be given to the provisions set forth in Section 205-2, HRS, and the purpose of Chapter 28, Hawaii County Code as follows: (a) The extent to which the proposed reclassification conforms to the applicable goals, policies, standards, and course of action of the General Plan and implementing ordinances, plans and documents. No amendment shall be approved unless it conforms to the General Plan. However, a proposed amendment may be combined with the request to amend the General Plan. (b) The extent to which the proposed reclassification conforms to the applicable district standards. A. Conformance to the Hawaii County General Plan The General Plan provides for the long-range comprehensive development and balanced growth within the County, and includes the Land Use Pattern Allocation Guide ("LUPAG") Map, which designates land utilization for the County. The LUPAG map designates the Property as Urban Expansion. The Urban Expansion designation allows for a mix of high density, medium density, low Page 2 State Land Use Boundary Amendment - Attachment density, industrial and/or open designations in areas where new settlements may be desirable but where the specific settlement pattern and mix of uses have not yet been determined. The proposed State Land Use reclassification would be consistent with the goals, policies and standards of several functional areas or elements of the General Plan as follows: Economic: Goal: • Provide residents with opportunities to improve their quality of life. Discussion: The proposed project will provide short-term construction-related job opportunities. Property, income, excise and other taxes will be generated, resulting in an increase in State and County revenues, which in turn can be used to provide needed public services and facilities. Additionally, the proposed project will provide new housing opportunities for residents in a well planned and secure neighborhood environment. Environmental Quality: Goal: • Maintain and, if feasible, improve the existing environmental quality of the island Discussion: The proposed project will not result in any significant adverse effect on the environment. Those potential adverse effects on the surrounding area associated with short-term construction activities, such as, potential noise, air quality, or drainage impacts, would be reduced or eliminated through the implementation of appropriate mitigative measures as discussed in the County Environmental Report. Flood Control and Drainage: Goals: • Conserve scenic and natural resources. • Prevent damage to man-made improvements. • Reduce surface runoff and sediment runoff. Page 3 State Land Use Boundary Amendment - Attachment Policy: • All development-generated run-off shall be disposed of in a manner acceptable to the Department of Public Works. Discussion: The proposed project is low in profile that will not affect scenic view planes in the area. It is not located within any flood way or flood plain. Surface water runoff and sedimentation will be minimized by methods approved by the Department of Public Works. A County-approved erosion and sedimentation control plan will be implemented in conjunction with all grading activity. Historic Sites: Goal: • Protect and enhance the sites, buildings, and objects of significant historical and cultural importance to Hawaii. Discussion: An archaeological inventory survey of the project site was conducted by International Archaeological Research Institute, Inc., May 31 to June 4, 1996. Four archaeological features were identified within or bordering the project area. As recommended by the consulting archaeologist and approved by the DLNR State Historic Preservation Officer, proper mitigation measures will be taken to minimize potential impacts to these archaeological sites. Such measures would include further data recovery, historical research, or protection, where appropriate. Natural Beauty: Goals: • Protect, preserve and enhance the quality of areas endowed with natural beauty, including the quality of coastal scenic resources. • Protect scenic vistas and view planes from becoming obstructed. • Maximize opportunities for present and future generations to appreciate and enjoy natural and scenic beauty. Page 4 State Land Use Boundary Amendment - Attachment Discussion: Scenic view planes toward the shoreline will not be obstructed by the proposed project. The new development is located approximately 2,000 feet makai of Kuakini Highway, and existing topography and vegetation shield the proposed subdivision from the highway and therefore, the project will not impede the views of motorists. The proposed subdivision will be visible from the shoreline, however, it will be indistinguishable, as part of the larger regional view of the Keauhou mauka lands. Natural Resources and Shoreline: Goals: • Protect and conserve the natural resources of the County of Hawaii from undue exploitation, encroachment and damage. • Provide opportunities for the public to fulfill recreational, economic, and educational needs without despoiling or endangering natural resources. • Protect and promote the prudent use of Hawaii's unique, fragile and significant environmental and natural resources. • Ensure that alterations to existing land forms and vegetation, except crops and construction of structures cause minimum adverse effect to water resources, and scenic and recreational amenities, and cause minimum danger of floods, landslides, erosion, siltation, or failure in the event of an earthquake. Policies: • The shoreline of the island of Hawaii shall be maintained for recreational, educational, and/or scientific uses in a manner that is protective of resources and is of the maximum benefit to the general public. • The shoreline shall be protected from the encroachment of man-made improvements and structures. Discussion: The proposed project is located approximately 2,000 feet from the shoreline and is not anticipated to have any direct adverse impact on shoreline resources. The overall Keauhou Resort, however, does provide beneficial recreational opportunities, such as beach parks and shoreline accesses for the general public. Page 5 State Land Use Boundary Amendment - Attachment Housing: Goals: • Attain safe, sanitary and livable housing for the residents of the County of Hawaii. • 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. Discussion: The proposed project is intended to replenish the existing inventory of residential lots in Keauhou. This will allow the market to have a continued, as well as a diverse, supply of quality resort residential units. The proposed subdivision will be constructed in accordance with the standards and requirements of the Department of Public Works. Public Utilities: Goal: • To have public utility facilities which are designed to fit into their surroundings or concealed from public view. Policies: • A systematic program by the County, State and private interests shall identify sources of additional water supply to ensure the development of sufficient quantifies of water for future needs of high growth areas. • All water systems shall be designed and built to Department of Water Supply standards. • Power distribution shall be placed underground when and where feasible. The County shall encourage developers of new urban areas to place utilities underground. • Private systems shall be installed by land developers for major resort and other developments along shorelines and sensitive higher inland areas, except where connection to nearby treatment facilities is feasible and compatable with the County's long-range plans, and is in conformance with State and County requirements. Page 6 State Land Use Boundary Amendment - Attachment Discussion: All utilities for the proposed project will be installed underground and constructed in accordance with State and County design standards and requirements. A private treatment system currently serves the Keauhou Resort area and has sufficient existing capacity to service the planned expansion of Bayview Estates at Keauhou, as well as other resort projects under development. Recreation: Goals: • Provide a wide variety of recreational opportunities for the residents and visitors of the County. • Maintain the natural beauty of recreation areas. • Provide a diversity of environments for active and passive pursuits. Policy: • Public access to the shoreline shall be provided in accordance with an adopted program of the County of Hawaii. Discussion: The proposed project does not contain recreational facilities within the subdivision. The Keauhou Resort, however, offers recreational opportunities such as golf, boating, and beach activities, that are available to its guests, visitors and Hawaii Island residents. B. Conformance with Chapter 205, Hawaii Revised Statutes, Land Use Commission 1. Chapter 205. HRS. Pursuant to Section 205-2(a)(1), FIRS, the Land Use Commission (LUC) shall set standards for determining the boundaries of each district provided that in the establishment of boundaries in the urban districts those lands that are now in urban use and a sufficient reserve area for foreseeable urban growth shall be included. In addition, the Commission shall give consideration to the master plan or general plan of the County in establishing the boundaries of the districts in each county. Section 205-3.1(c), HRS, provides that district boundary amendments involving land areas of fifteen acres or less, except in Conservation Districts, shall be determined by the appropriate County land use decision-making authority for said district and shall not require decision by the LUC pursuant to Section 205-4. Page 7 State Land Use Boundary Amendment - Attachment 2. Section 15-15-18. Hawaii Administrative Rules ("HAR"T. The standards for determining Urban District boundaries are set forth in Section 15-15-18, HAR, and are addressed as follows: (1) It shall include lands characterized by "city-like" concentrations of people, structures, streets, urban level or service and other related land uses; (2) It shall take into consideration the following specific factors: (A) Proximity to center of trading and employment except where the development would generate new centers of trading and employment; (B) Availability of basic services such as schools, parks, wastewater systems, solid waste disposal, drainage, water, transportation systems, public utilities, and police and fire protection, and (C) Sufficient reserve areas for foreseeable urban growth; (3) It shall include lands with satisfactory topography, drainage, and reasonably free from the danger of any flood, tsunami, unstable soil condition, and other adverse environmental effects; (4) Land contiguous with existing urban areas shall be given more consideration than non-contiguous land, and particularly when indicated for further urban use on state or county general plans; (5) It shall include lands in appropriate locations for new urban concentrations and shall give consideration to areas of urban growth as shown on the state and county general plans; (6) It may include lands which do not conform to the standards in paragraphs (1) and (5): (A) When surrounded by or adjacent to existing urban development; and Page 8 State Land Use Boundary Amendment - Attachment (B) Only when those lands represent a minor portion of this district; (7) It shall not include lands, the urbanization of which will contribute scattered spot urban development necessitating unreasonable investment in public infrastructure or support services; and (8) It may include lands with a general slope of twenty per cent or more if the commission finds that those lands are desirable and suitable for urban purposes and that the design and concentration controls, as adopted by any federal, state, or county agency, are adequate to protect the public health, welfare and safety, and the public's interests in the aesthetic quality of the landscape. 3. Chapter 28. Hawaii County Code. Section 28-6, HCC, provides that in reviewing a district boundary amendment petition, consideration shall be given to the purposes of the existing and proposed districts and no amendment shall be approved unless it conforms to the general plan. Discussion: For the reasons set forth below, the Applicant believes that the proposed State Land Use reclassification from Agricultural District to Urban District is consistent with the goals, policies and standards of the General Plan and LUPAG map "Urban Expansion" designation. In addition, the reclassification conforms to the guidelines and standards set forth in Sections 205-2 and 205-3.1(c), HRS; Chapter 28, HCC; and Section 15-15-18, HAR. The proposed project is an integral component of the master-planned Keauhou Resort and represents a logical Phase 11 extension of the existing Bayview Estates at Keauhou subdivision. The Bayview Estates at Keauhou is located immediately adjacent to the proposed project. The Keauhou Estates subdivision is located to the north, and the Hale Kehau condominium is located to the west. These adjacent uses are "city-like" in concentration and the proposed project would expand this general characteristic. The proposed project would be close to the trading and employment center of Keauhou Resort, which includes a commercial shopping center, golf courses, residential developments, public service facilities, Page 9 State Land Use Boundary Amendment - Attachment and two hotels, and is close to the necessary supporting infrastructure and public services. The Applicant has recorded strong lot sales within the existing Bayview Estates and preliminary market analysis indicates a continued demand for a similar product with associated amenities. As an extension of Bayview Estates at Keauhou, the incremental costs to extend the necessary infrastructure are low when compared to other isolated projects of similar scale. This further substantiates the economic feasibility of the project. The project is a component of the master-planned Keauhou Resort area which includes reserve areas for urban growth based on a ten- year projection. The proposed development is located in an appropriate location for urban growth, as indicated on the County's General Plan and the Kona Regional Plan, which designate the project area and surrounding lands for urban expansion and residential use, respectively. The project site is contiguous with existing urban areas and is located near to major transportation corridors. In addition, the proposed development complies with the State of Hawaii West Hawaii Regional Plan (1989) which encourages the clustering of resorts in designated resort nodes, including the Kailua-Kona to Keauhou area. Having an overall slope of less than ten percent (100/6), the topography of the proposed development area is well suited for urban development. There is no evidence of significant natural drainage features within the site and the Flood Insurance Rate Map ("FIRM') indicates the entire project area to be outside the area of the 500-year flood. Additionally, the U.S. Geological Survey indicates that the project site, similar to the entire Kailua-Kona area, is within the volcanic and seismic hazard Zone 4, indicating a relatively low exposure to volcanic and seismic hazards. Page 10 .r Bayview Estates Phase H County Environmental Report Prepared for Kamehameha Investment Corporation Prepared by: PBR Hawaii December 1999 Table of Contents Letter of Authorization Special Management Area Application Form Change of Zone Application Form State Land Use Boundary Amendment Application Form 1.0 PROJECT DESCRIPTION 1 1.1 Summary of Request 1 1.2 Project Objectives 2 1.3 Existing Land Use 3 1.4 Development Program 3 1.5 Development Timetable 4 1.6 Estimated Infrastructure Costs 4 2.0 ENVIRONMENTAL CHARACTERISTICS AND ANTICIPATED IMPACTS OF THE PROPOSED ACTION 5 2.1 Physical Environment 5 2.1.1 Geology, Physiography and Climate 5 2.1.2 Soils 5 2.1.3 Flora and Fauna 7 2.1.4 Historic and Archaeological Sites 8 2.1.5 Natural Hazards 9 2.1.6 Air and Noise Quality 11 2.1.7 Scenic and Visual Resources 12 2.2 Public Services and Engineering Requirements 13 2.2.1 Schools 13 2.2.2 Parks and Recreation 13 2.2.3 Medical Services 14 2.2.4 Police and Fire Protection Services 15 2.2.5 Water System 15 4- 5.0 AGENCIES CONTACTED 44 6.0 REFERENCES .......................................45 List of Figures Figure Follows No. Figure Name Page No. 1 Regional Location Map 1 2 Tax Map Key/Land Ownership Map 1 3 Preliminary Subdivision Plan 3 4 Detailed Land Classification Map 6 5 Soil Survey Map 6 6 Agricultural Lands of Importance to the State of Hawaii 6 7 Flood Insurance Rate Map 9 8 State Land Use 19 9 Hawaii County General Plan 24 10 Hawaii County Zoning 35 List of Tables Table Name Page No. 1 Land Use Status 2 -iii- List ofppendices Appendix A: Archaeological. Inventory Survey Appendix B: Preliminary Engineering Report Appendix C: 1YAffic Report -iv- County Environmental Report Bayview Estates Phase H 1.0 PROJECT DESCRIPTION Li SUMMARY OF REQUEST Kamehameha Investment Corporation (KIC), the applicant and land owner, is seeking a State Land Use District Boundary Amendment (SLUDBA) from Agricultural to Urban, and a Change of Zone from the current Agricultural (A- 5a) to Residential (RS-15) for an approximately 14.68-acre parcel located in the North Kona District, Kailua-Kona, Hawaii. The proposed SLUDBA and Change of Zone are being requested to allow for a residential subdivision of approximately 45 single-family lots that would serve as an extension of the existing Bayview Estates at Keauhou. The project site is also located within the County Special Management Area (SMA) which extends from the shoreline to the area of the historic railway grade, located at the approximately 660-foot elevation, between the project site and Kuakini Highway. Being situated within the County SMA, a petition for an SMA Use Permit is also being requested to allow for the proposed residential subdivision. The subject property is presently designated for Urban Expansion on the Land Use Pattern Allocation Guide (LUPAG) Map of the County General Plan. As such, an amendment to the County General Plan is not required for the proposed use. In addition, the project site is situated in an area designated for urban use on the Kona Regional Plan and is, therefore, generally consistent with the County's long-range land use plans for the area. The subject parcel is located within the Keauhou Resort lands, mauka of Ali'i Drive and makai of Kua tini Highway. The site is located adjacent to the 51-lot Bayview Estates at Keauhou subdivision and is accessed through the Bayview Estates, which connects directly to Ah'i Drive via Kaluna Street, and to Kuakini Highway via Kaluna Street, Keall'i Street and Kamehameha III Road. The location and regional context of the project area are shown in Figure 1 (Regional Location Map) and Figure 2 (Tax Map Key/Land Ownership Map), and the following table summarizes the land use status of the project lands. SECTION 1 Page 1 o + Tan 1 v it xahaCswt~l~+/1y f__.~alutr, i~t, ; ' ` . ~r ^ ~ I } V K r auks 1 I i Kalaau o Kalakift' . i I•$ l ~f .I Hefaus ' • 1 3 upapa ~COhQIu ~f 7 1 • •y/ t1 \ • .~t• „r~ ~ 'I r ' lefaU ~ `l, ` I( 'I I 1 , 1 t ` ~ ~ M•~' f ;t., • ~ 4 ~ C `l \ ~ ; `i ' ~ \ 9~ 'terry , seWege Ulapos(M o . x ) l r 1. 1 < Plant • Golf Cours%: r ; N't f. t1 c * C •'S C'~\\ ',Kpl Ji, Rocks Sf8• 6e\.. h' ' / t{ i % r % / e ti 14 µ~JHaeia Bady~ cif.`: l . I f I(1 ` o r~ in K~auhotr $6cy'I 1WBigtnp1mcfrr - eauh u KauKalaelae Pt \ o rl Keauhou Coast 10, Golf Course l `V.: % so 4 , i~' yr' i 4roV'nd For ~ j ~,1~ ~ 1•, j ; ~ 1, \ t / 4 l / Bali Kualarf'ui Pt It If 7, M&M Bay Kuamoo Pt Lelnokano Pt FIGURE j p REGIONAL LOCATION MAP 0 BAYV i EW ESTATES PHASE 11 LEGEND 0 1000 2000 PROJECT AREA ® FEET October 1999 • , . . e a '0 • 1 . —. 2 I at!.:17. ;7:77 : : ---1,----_ ...T.- 6 : 6 4 / k e :/..i.lnkt ..... ..... ', '....,.-:': __ ...-- ....-. A ... - „... .... .... >- „.....-' p L e _ r ; ,0 fe_y__ , '.. (.4 •;.- - ""! ,----- a --, . Ifr .. - 1- ■ ...A :..i 7“ ,--' 7.- - :tivi - ! : :'. . • ' 4. 1 1 \ - 1 . - " • . ::: ' .... ,...:..,-- —6 4 P - f.: - 1 .: '.. 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I PLAT 71 8 1 10 i I A RU FIGURE 2 CONTAINING LE j SCALE I IN. 4 &Ott TAX MAP KEY / LAND OWNERSHIP MAP BAYVIEW ESTATES PHASE 11 L.EGFND (Allik o 'woo 2000 1131t , PROJECT AREA IMP rr—r October 1999 County Environmental Report Bayview Estates Phase H Table 1 LAND USE STATUS Tax Map Key: (3) 7-8-11:10 and 13 State Land Use: Agricultural County General Plan (LUPAG) Urban Expansion Hawaii County Zoning Agricultural (A-5a) County Special Management Area: Within the SMA 1.2 PROJECT OBJECTIVES The Keauhou Resort lands were master-planned in the 1960's and 1970's to allow for the orderly development of residential communities within a resort setting. Over the years, residential sales within the Keauhou Resort area have been relatively strong, due in large part to the well-planned resort- residential community environment, the range and quality of residential products being offered, and the wealth of nearby commercial and recreational amenities. The proposed project is intended to help meet the growing demand for residential lots in the Keauhou Resort area and allow for the expansion of an existing subdivision in an orderly and cost-effective manner. As an extension of the existing Bayview Estates at Keauhou, the Phase II subdivision offers the advantage of being close to existing infrastructure and supportive public services. The project has also been planned with a sensitivity to the environmental and cultural considerations of the site. Development of the proposed project, by providing for the logical extension of an existing residential subdivision with the same high level of site amenities, is intended to help meet the applicant's long-term goal of developing a high quality master-planned, resort-residential community at Keauhou and Kahalu`u, North Kona. SECTION 1 Page 2 County Environmental Report Bayview Estates Phase H This County Environmental Report has been prepared according to the requirements of Section 25-2-42 of the County Code, and has been prepared in support of the Change of Zone, State Land Use Boundary Amendment and SMA Use Permit applications for the proposed action. 1.3 EXISTING LAND USE The project site is currently vacant and heavily vegetated. It is occasionally used for grazing. The proposed project is adjacent to, and an extension of, the 51-lot Bayview Estates residential subdivision, to the north. To the west, is a vacant parcel and the Hale Kehau Condominium. Nearby lands to the east and to the south are vacant. There are two residential structures currently on the property that are owned by the applicant and rented on a month to month basis. Keauhou contains several hotels, multi-family and single family residential projects, two 18-hole golf courses, a commercial shopping village, a long-term health care facility, and several areas set aside for future development. The proposed subdivision is an integral part of the development scheme of the Keauhou Resort and has been planned in a manner so as to complement the adjacent land uses. 1.4 DEVELOPMENT PROGRAM The proposed subdivision, as shown in Figure 3, will contain approximately 45 single-family residential lots to be annexed into the Bayview Estates at Keauhou, a landscaped, gated community. Lot sizes will range from 15,000 to approximately 24,000 sq. ft., and access to the subdivision will be from Kaluna Street through the private walkways maintained by Bayview Estates. The roadway within the subdivision will be built to County dedicable standards, which include minimum-required pavement and right-of-way widths, curbs, gutters and sidewalk, and underground utilities such as water, SECTION 1 Page 3 KEAUHOU ESTATES THE VILLAS AT KEAUHOU ESTATES CO BAYVIEW ESTATES (OTHER ..J OWNERS) HALE w KEHAU PROJECT Q SITE Q FIGURE 3 PRELIMINARY SUBDIVISION PLAN BAYVIEw ESTATES PHASE II 0 100 200 ® FEET October 1999 County Environmental Report Bayview Estates Phase H sewer, electricity, telephone and cable television. The subdivision roadway will remain in private ownership, and there is a security gate at the Bayview Estates entrance. The proposed subdivision will be developed in a manner similar to Bayview Estates in that lot purchasers will be responsible for grading their own lots and building their own homes. The design of the homes will be monitored by a homeowner's design committee to assure quality house design and construction. Design guidelines and restrictive covenants will be used by the design committee as a basis for the design review and approval. In response to the existing site features and the adjoining residential development, the project site would be developed in a manner that is responsive to the site characteristics and surrounding uses. 1.5 DEVELOPMENT TIMETABLE Subdivision plans are expected to be submitted within six months of receipt of governmental approvals (SMA Use Permit, State Land Use Boundary Amendment and Change of Zone). Construction of subdivision infrastructure would be completed within one year of final subdivision approval. Based on current market conditions, lots within the Bayview Estates, Phase II subdivision are expected to be developed and sold over an approximately five- year period. 1.6 ESTIMATED INFRASTRUCTURE COSTS The estimated order of magnitude costs for infrastructure elements, which include site preparation, sewer, water, drainage, and power and communication utility improvements are estimated to be in excess of $1.25 million. SECTION 1 Page 4 2.0 ENVIRONMENTAL CIL4RACTERISTICS AND ANTICIPATED IMPACTS OF THE PROPOSED ACTION County Environmental Report Bayview Estates Phase H 2.0 ENVIRONMENTAL CHARACTERISTICS AND ANTICIPATED IMPACTS OF THE PROPOSED ACTION 2.1 PHYSICAL ENVIRONMENT 2.1.1 Geology, Physiography, and Climate Located on the southwest slope of Hualalai Volcano, overlooking Keauhou Bay, the project area is situated on remnants of lava flows from Hualilai that are covered by a very thin layer of rocky, organic soil. Elevations range from approximately 300 feet above mean sea level (amsl) at the makai boundary, to approximately 500 feet amsl, with slopes averaging from eight to ten percent. Due to the wind-shadow effect caused by Mauna Loa and Hualalai, winds in the area are often light and variable, dominated by local land-sea breezes. However, Kona storms in the winter season can bring very strong winds from the south or southwest for brief periods. Average daily temperatures range from a minimum of 61 degrees F. to a maximum of 79 degrees F. Annual rainfall averages approximately 75 inches, with most falling in the summer months. 2.1.2 Soils Soils in Hawaii are commonly rated in terms of three classifications systems: (1) Detailed Land Classifications, (2) Soil Survey, and (3) Agricultural Lands of importance to the State of Hawaii. These are discussed below. Detailed Land Classification Based on the five-level productivity rating system from the Land Study Bureau's 1967 Detailed Land Classifications, Island of Hawaii (Baker et al. 1965), where A represents the highest rating and E the lowest, the soils SECTION 2 Page 5 County Environmental Report Bayview Estates Phase H within the project site, as shown in Figure 4, consist of "D" and "E" soils, which are considered marginally suitable or unsuitable for agricultural purposes. None of the subject lands are categorized as A, or B soils, which are considered important for agricultural purposes under Hawaii Revised Statutes 205-4.5. Soil Survey Soils on the site, as shown in Figure 5, are identified by the Soil Survey of the Island of Hawaii (USDA-SCS 1973) as Kaimu, extremely stony peat, as described below. rKED Kaimu extremely stony peat, with 6 to 20 percent slopes. This soil is generally found at lower elevations. The surface layer is very dark- brown consisting of extremely stony peat approximately 3 inches thick and underlain by a`a lava. Permeability is rapid, runoff is slow, and the erosion hazard slight. rLW Lava flows, pahoehoe. This soil is rated "poor" as topsoil due to the rocky character, relatively thin soil depths, and moderate erosion potential. These soils are rated as poorly suited to agriculture due to their rocky character, relatively thin depths, and rapid permeability. Agricultural Lands of importance to the State of Hawaii The Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system identifies three types of agricultural lands, based on characteristics such as soil quality, growing season and moisture supply. The three classifications used are prime, unique, and other important lands, as show in Figure 6. None of the lands within the project site are listed as "prime" or "unique" but are primarily within lands designated as "other important" agricultural lands, by the ALISH classification system. Agriculture Due to the generally poor quality of soils within the project site, impacts to the agricultural potential for the project lands are expected to be minimal and SECTION 2 Page 6 KwX URCM X w 6rx' A_ C E L Kalaau o Kaiaka'.a. trA ZE E262 x' 1~ l~ 'L1C y jyM ~ Ye•+r • Imo- s.. E268 . 2~ti~ _ ..fit- ~ r•+r'~ t~ 233 2 N7 - ' ~ 022 ~ v ate. im p > a: s i0o i~ ! . t h. 600 I ._?y SSA 2 r~L u~..~ ~ • ~ ~ - A+..~..~ e 17 i K ! • ~y 7 it R . - ~ ` _ ,fir}., ti f. l • S4" 0 .4 W, J~Cr7~ P ?1iI~~ / ~i JS~ rr 1 \li •S' r ~ " ` y ~ ~1y 1!~ ~ ~ ~ .lh ~.Ti•~ a•i12~4 ~ ~.1. • iw .~L .may ~ii`+i^`ty 1•X ~'`-4 _ ~ ~ - ~-h ~.r H~-.; _ •X ~ 9A9 LEGEND PROJECT AREA E233 WAIAHA SOIL SERIES, MEDIUM TEXTURE, ROCKY WITH FREOUENT OUTCROPS OF PAHOEHOE, WELL DRAINED, AND O - 200/0 SLOPE. FIGURE 4 DETAILED LAND CLASSIFICATION MAP D72 KAINAUU, MODERATELY FINE TEXTURE, ROCKY, BAYV{EW ESTATES PHASE 11 WELL DRAINED, AND O - 20% SLOPE. 0 1000 2000 SOURCE: LAND STUDY BUREAU. UNIVERSITY OF HAWAI'1 STATE OF HAWAII, NOVEMBER 1 965 FEET October 1999 N to re rPYD _ tl. a rim u r-. } +»rKED• rLW MED a r i . rFYD I _ r 18 ' L ` IfEC Keauhou w - -~~t•. • - FIVD Haikuua " 'A • Keauhou am Keauhi6 3 - Kaukalaeiae Pt + XEC rLw , 3 E +s-+z rKED j sia larlui Pt y 3c 74 a * r , KDD 19. < i KDD _ _ rPrD p p.•g.~-Fit i.§rY:3 wHC LEGEND PROJECT AREA RGURE 5 RKED KAIMU SOIL SURVEY MAP BAYVIEW ESTATES PHASE II RLW LAVA FLOWS, PAHOEHOE 0 1000 2000 SOURCE: U.S. DEPARTMENT OF AGRICULTURE. SOIL CONSERVATION SERVICE S UNIVERSITY OF HAWAII, DECEMBER 1973 m V%= FEET October 1999 Ka~ahtctx qty / , . ~ - Kalasu o K4ksnl : t, o s AA 11 D is Witt.. :.r•. Kcau \ 1 R~ r zzzg. 11 Kesuhou Kaukalselae Pb nt• N"a^ + ` q n LLL Z. r 1+ z it ate r t/ KesuhOJ Coast e AT~~ ! K c i c aye 1 lirrntnd For Ku 00 t%attte war•+or5 ' •'•'y.ti„,::,• Kualanul Pt anti f3R ' ~ K U p rem v~ i i KuamoO P't 1 Lelnokano PtA LEGEND FlGURE F) C PROJECT AREA AGRICULTURAL LANDS OF IMPORTANCE TO THE STATE OF HAWAII MAP © EXISTING URBAND DEVELOPMENT BAYvIEw ESTATES PHASE II OTHER IMPORTANT AGRICULTURAL LAND 0 1000 2000 October 1999 • •i UNIOUE AGRICULTURAL LAND FEET i • ~ • • • • SOURCE: DEPARTMENT OF AGRICULTURE-STATE OF HAWAI'I• JAN. 1 077 County Environmental Report Bayview Estates Phase H insignificant. Whereas proposed development will result in a curtailment of the present limited use of the project lands for grazing purposes, this impact is not expected to be significant given the marginal quality of these lands and the extent of other, more suitable grazing lands in the region. Additionally, the potential agricultural use of the project land should be viewed in the context of the surrounding urban uses and the long-range land use plans for the area, as set forth by the State, County, and property owners. 2.1.3 Flora and Fauna Flora The property is almost entirely covered with buffel grass and stands of koa haole. It also contains two monkeypod trees. Plant species found in the project area vicinity, and which may occur within the project area, are common, mostly alien, species: (1) trees such as kiawe, kukui, African tulip tree, noni and monkeypod; (2) shrubs such as koa-haole, Christmas berry, klu, castor bean, and sodom apple; and (3) common herbs such as bermuda grass, spiny pigweed, four-o'clock, beggar's tick, Sacramento bur, goose grass, heliotrope, sow thistle, rattle pod, finger grass, crab grass, and sand bur. Bindweed, coccinea, and koali awahi'a represent existing vine types. None of these plant species are classified as rare or endangered. Of the native species found in the vicinity or observed on the project site, many are weedy varieties and are able to compete in the face of disturbance or invasion by other weeds. In that those plants found on site are generally alien and introduced species, with an absence of plant species classified as rare, endangered, or threatened, the overall impact on area flora is expected to be negligible. Fauna Faunal studies conducted in the project vicinity have observed no resident endemic or indigenous bird species. Species observed in the project area SECTION 2 Page 7 County Environmental Report Bayview Estates Phase H vicinity include the Japanese White-Eye, Yellow-Billed Cardinal, Zebra Dove, Common Myna, House Sparrow, and House Finch. Mammals common to the area are Mongoose and feral cats and dogs. These species are highly mobile and will have little trouble in relocating to other areas. None of the species are rare or endangered. The Hawaiian Hoary Bat, a species listed by both the Federal and State governments as endangered, has been observed offshore in the Kona area a number of times, but its presence has not been observed or documented in or around the project site. The proposed subdivision would create a more open and urbanized habitat than presently exists. This change in the habitat may result in a decrease or increase in the numbers of different species, depending on the habitat preference of the species. The number of feral cats and dogs could decrease due to the urban nature of the residential development. 2.1.4 Historic and Archaeological Sites An archaeological inventory survey of the property was conducted by International Archaeological Institute, Inc., from May 31 to June 4, 1996. A copy of the inventory survey report is included as an appendix to this report. (Appendix A). During the survey, four archaeological sites were found within or bordering the project site. They include two previously identified sites, a portion of a historic wall network (Site 14652), which forms the parcel's southern boundary, and portions of the Keauhou Trail (Site 15243). During the inventory survey two additional sites comprising 19 features were identified: Site 19650, comprising 11 features (walls, mounds and modified outcrops) and Site 19651, comprising eight features (large enclosures platform terraces, and modified outcrops). Recommended further work for the sites includes further archival and informant research, limited subsurface excavation for specific site features (focused on Site 19651), and archaeological monitoring during initial land modification. Site 19651 is identified as a possible burial. According to recommendations of the consulting archaeologist, 'These, and other locations which might be associated with the burial of human remains, should be isolated and treated in accordance with Hawai'i State burial procedures. If the grave sites are SECTION 2 Page 8 County Environmental Report Bayview Estates Phase H located in the course of development, any further mitigation plans should be made with the consultation of local informants and other descendants as appropriate." Based on the above information, potential impacts to the historical and archaeological resources of the project area will be mitigated by the developer according to the approved recommendations of the consulting archaeologist, in consultation with DLNR-SHPD. 2.1.5 Natural Hazards Potential natural hazards to which the subject property could be subjected include flooding, volcanic eruptions and earthquakes. The project area is outside the 500-year flood zone and is therefore not shown on Flood Insurance Rate Maps on file with the County Department of Public Works as shown in Figure 7. Additionally, no natural drainage features are found on site. Because the land and soil are welled drained, floods due to rainwater and surface runoff across the property are unlikely to occur if County regulations pertaining to drainage and flood control are adhered to. Volcanic hazards in the area have been studied in detail (Mullineaux and Peterson 1974). The proposed project site is located on the southwestern slope of the Hualalai Volcano. The last volcanic eruption of Hualilai occurred in 1800 to 1801. Lava emerged from the northwest volcanic rift zone at about the 1,600-foot elevation (in the vicinity of Puhi-a-Pele cinder cone, just makai of Mamalahoa Highway) creating the flow that entered the ocean north of Keahole Point, about 16 miles north of the project area. The U.S. Geological Survey divides the Island into zones that are ranked from 1 through 9 based on the probability of lava coverage. The USGS Lava Flow Hazard Maps show the project area, as is all of the Kona area, to be within Lava Flow Hazard Zone 4, which indicates that less than 15 percent of the land in this zone has been covered with lava in the past 750 years and that there has been 5 percent lava coverage in the past 200 years. Although lava flows on Hualalai have typically covered large areas, historic flows have been SECTION 2 Page 9 tOaii ~ ' pa tow Vt tCiht tONr Wf YONE At ro%t vE 1 ZONt 74 { ZONE Vi s i+ j; 2016f Al 10.04 Vt ro.f VZ CCNt F.L tDA't VT pm-lo l, 1RAf VC n. (X ft. ZaNt Ar' zout Vt.. 'ht'.2' a :tlNf a! '0%x At 4 If sl Vt i ti i f J j fro 1 r, tC.tif Yt tt tGMr = :i7ali 61 LEGEND ~:Ja l PROJECT AREA ZONE X AREAS OF 5500-YEAR FLOOD, AREAS OF 1 00 YEAR FLOOD WITH FIGURE 7 AVERAGE DEPTHS OF LESS THAN FLOOD INSURANCE RATE MAP I FOOT OR WITH DRAINAGE AREAS LESS THAN I SQUARE MILE: AND BAYvIEW ESTATES PHASE II AREAS PROTECTED BY LEVEES FROM 100-YEAR FLOOD. 0 500 1000 MA SEPT. 1985 ® VIIIIIIIIIIIIIIIII FEET October 1999 SOURCE: NATIONAL FLOOD INSURANCE PROGRAM. FE County Environmental Report Bayview Estates Phase H concentrated on its western flank. The historic flow closest to the project site is the 1800-1801 flow, mentioned above. The most recent flow at Keauhou Bay, approximately 1,500 feet distant from the proposed project area, is between 300 and 10,000 years old (Sterns and MacDonald 1946). In addition to lava flow hazard zones, tephra hazard zones (ash fall) have also been established for Hawaii. (Mullineaux and Peterson, 1974). The Keauhou lands are located in the Tephra Hazard Zone 2, which indicates that tephra falls from lava fountains, should these occur, may be frequent, but thin. Hazard zones for pyroclastic surges are not designated in the project area. The single pyroclastic surge hazard zone on the Island surrounds the Kilauea Caldera and extends approximately 10 kilometers from its center. Hazard zones for volcanic acids are the same for hazard zones for tephra, i.e., Hazard Zone 2 (Mullineaux and Peterson, 1974). The project area lies outside hazard zones for ground fracture and subsidence, but earthquakes associated with volcanic events, primarily underground magmatic movement within Hualalai, have been reported. Based on historic data, earthquakes having a Richter Scale magnitude 6.4 occur in the project area vicinity on the average of once every 62 years. The impacts of lava flows on the project site can only be mitigated with the intention of protecting life. Protection of property from lava inundation has proven to be relatively ineffective on a regional scale. Therefore, mitigation of lava flow hazards would be limited to the provision of adequate evacuation routes and civil defense warning systems designed to provide users of the project site with as much advance notice of a threatening lava flow as possible. In order to minimize potential damage to structures as a result of earthquakes. All buildings and structures within the proposed project will be designed and constructed in compliance with applicable Building Codes and Standards. SECTION 2 Page 10 County Environmental Report Bayview Estates Phase H 2.1.6 Air and Noise Quality Air Quality Generally, air quality is affected by regional and local climates, together with the amount and type of human activity in a given location. No large, stationery sources of air pollutants and no major industries that would contribute to air pollution are located within the project area vicinity. Air quality in the project vicinity is most affected by emissions from natural and vehicular sources. The dominant factor for the past several years has been the volcanic haze (vog) from Kilauea Volcano, which drifts into the Kona area from more than fifty miles away. Another natural source of air pollution that may affect the air-quality at the site is windblown dust. Although there is little air quality monitoring data currently available for the area, it appears that both State and Federal ambient air quality standards are currently being met, despite the persistent vog. The proposed development would increase traffic in the area very slightly, although the projected level of project generated traffic at build-out is not expected to generate significant levels of air pollutants and those that are generated would be dispersed rapidly by the prevailing winds. There could be short-term air quality impacts due to construction activities, especially during clearing and grubbing operations. However, these impacts can be mitigated through utilization of best management practices such as, covering transported materials, water spraying, and planting of ground cover as soon as practical. Noise Quality Because there is residential development adjacent to and in the vicinity of the proposed project area, existing background ambient noise levels within the project site are similar to levels in other more remote residential areas of the Keauhou Resort and surrounding area. Noise levels in the project area are primarily influenced by the traffic on Kamehameha III Road, Kuakini Highway, and to a lesser extent Ali'i Highway, although these sources are located a considerable distance (over 1200 feet) from the project site. SECTION 2 Page 11 County Environmental Report Bayview Estates Phase H There could be short-term noise impacts due to construction activities, especially during clearing and grubbing operations. However, these impacts can be mitigated through scheduling work during the daytime and by ensuring that construction equipment complies with County regulations. When fully developed, the project is not expected to add significantly to current noise levels. 2.1.7 Scenic and Visual Resources The proposed subdivision will not impact views of the shoreline from Kuakini Highway, the nearest State right-of-way mauka of the project site. The proposed development is located approximately 2,000 feet makai of the Kuakini Highway and approximately 1,500 feet from the shoreline. It is situated in an area where topography and vegetation would largely screen the development from mauka to makai view. From the shoreline, the proposed subdivision will be visible as part of a larger regional view of the Keauhou mauka lands, but not distinguishable. The proposed development will have no significant adverse effect on the existing scenic and visual resources of the Keauhou and Kahalu`u areas. SECTION 2 Page 12 County Environmental Report Bayview Estates Phase H 2.2 PUBLIC SERVICES AND ENGINEERING REQUIREMENTS 2.2.1 Schools The proposed residential project is a relatively small. Based on prior lot sales at the adjacent Bayview Estates, its residents are expected to include a large portion of retirees and second homeowners, therefore the number school age of children within the subdivision is expected to be small. The proposed project is expected to have a minimal impact on the demand for education services in the region. Schools that may be affected by the proposed project would include Konawaena and Kealakehe High Schools, Kealakehe and Kona Intermediate Schools and Kahakai Elementary School. 2.2.2 Parks and Recreation Existing recreational opportunities provided by the Keauhou Resort that are available to its guests, visitors, and Hawaii Island residents include golf, tennis, boating, and beach activities. Additionally, beach and shoreline access to He'eia Bay and Keauhou Bay are provided within the resort area from Manuka Road, AM Drive, and at the Keauhou Bay Harbor. County park facilities in the area include Pahoehoe Beach, White Sands, and Kahalu'u Beach Parks, all of which are located within a few miles of the project site. Kailua Park, located at the Old Kona Airport, consists of 14 acres and includes lighted play fields, tennis courts, meeting facilities, restrooms, park offices, and a bike track. State parks in the region include the Old Kona Airport Recreational Area, a 104-acre coastal park, and Kealakekua Bay State Historical Park, which is approximately eight miles to the north. Based on the most recent estimates, the resident population for the North Kona district is approximately 22,284 (County of Hawaii 1997 Data Book, Department of Research and Development), with approximately 138 acres in State and County parks in the Kailua to Kainalui area. This equates to SECTION 2 Page 13 County Environmental Report Bayview Estates Phase H approximately six acres of park per thousand population and exceeds the five acres of park per thousand population standard established by the County for park needs. As previously noted, based on prior lot sales at the adjacent Bayview Estates, the project residents are expected to include a large portion of second home buyers and retirees. As such, the number of children from the subdivision seeking parks and playfields in the area is expected to be small. Given the relatively small size of the project, the socio-economic make-up of the targeted buyers and abundance of recreational resources within the Keauhou Resort and surrounding area, additional measures to minimize potential adverse impacts to park and recreational facilities in the area do not appear to be warranted. 2.2.3 Medical Services The nearest available public health facility is the State Department of Health's Kona Hospital at Kealakekua, which is one of five licensed hospitals operating on the Big Island. The community facility was established in 1975, and expanded in 1981. Presently there are 44 beds, 48 physicians, 119 RNs and LPNs, and a total of 294 employees. Specialty services offered by Kona Hospital include medical, surgical, OB/GYN, ICU, emergency room, chemotherapy, and long-term care. Because of the limited size of the proposed development, it is not anticipated to add significantly to the demand for emergency or daily medical care services in the Kona area. SECTION 2 Page 14 County Environmental Report Bayview Estates Phase II 2.2.4 Police and Fire Protection Services The main police station for North and South Kona is located in Captain Cook, and a substation is located in Kealakehe to serve the Kailua-Kona area. Similarly, the Hawaii County Fire Department has a station in Kailua-Kona and one in Captain Cook. The Kailua-Kona facility provides air, land, and sea rescue as well as fire and emergency medical response services. The Captain Cook facility provides only fire and emergency medical response services. Volunteer stations at Hualalai and Kona Village supplement the County facilities. Additionally, the County has recently completed a fire station on a site dedicated by the applicant at an acceptable site near the Keauhou Resort. (intersection of Kuakini Highway and Pu'uloa Road.) Kona's existing police and fire protection services should adequately accommodate the slight increase in anticipated demand generated by the proposed project. 2.2.5 Water System The proposed subdivision will connect with the County's North Kona Water System, which among other areas, serves the Keauhou Resort area. The proposed subdivision is projected to have an average daily water demand of 19,200 gallons per day (gpd) and a peak demand of 28,800 gpd. The project currently has water commitments from the County Department of Water Supply adequate to meet the needs of the proposed development. These were obtained, in part, in exchange for the applicant's contribution to the County of land for a well site south of Keauhou, in Ke'ei, through the applicant's parent company Kamehameha Schools/Bernice Pauahi Bishop Estate. The County has since dug a well at the Ke'ei site, test pumped it and has put the well into production. This source will supplement existing sources for the South Kona Water System, which, notably, are tied to the North Kona Water System. The applicant has also developed three-water wells above Keauhou to supply future development needs in the vicinity. Tests of the wells yielded superior results. The wells have been capped and stand ready for use. SECTION 2 Page 15 County Environmental Report Bayview Estates Phase H 2.2.6 Drainage There are no year-round streams, major drainage ways, or other surface water features on the property. As stated previously, the area's predominant soil type is highly permeable and allows much of the rainfall to percolate into the ground; thus surface runoff is negligible. The project will increase surface runoff due to the impervious surface that accompanies residential developments. The runoff from road pavements, sidewalks, driveways, and roofs will be controlled by storm drains and drywells as part of a county approved storm drainage system. All project generated runoff will be disposed of on site, so as not to impact makai properties. 2.2.7 Sewerage System Keauhou's existing sewer system consists of gravity lines, force mains, pumping facilities, and a wastewater treatment plan (WWI?) near He'eia Bay. The proposed project, which will connect to the existing sewer system, is expected to generate an average daily flow of approximately 0.019 million gallons per day (mgd), with a peak flow of 0.027 mgd. The He'eia WWTP has been expanded to a capacity of 1.8 mgd. The treatment facility can be further expanded to an ultimate size of 3.6 mgd. Current usage at the WWTP is about 0.5 to 0.6 mgd which is slightly less than it was a few years ago when the hotels in Keauhou were operating at higher occupancy rates. The expanded W % M, which is maintained by a private utility company, is fully operational. With the proposed subdivision on line, the total usage at the facility would reach less than 50 percent of its expanded capacity. 2.2.8 Solid Waste Disposal Homes within the proposed subdivision will be a source of solid waste, which will be collected by commercial haulers and disposed of at the County landfill at Pu'uanahulu, North Kona. Solid waste would be collected and disposed in SECTION 2 Page 16 County Environmental Report Bayview Estates Phase H compliance with all applicable Federal, State, and County rules and regulations. Because the proposed project will not cause a change in the manner of collection and disposal, and because there is ample capacity at the County landfill to accommodate the projected waste generated from the proposed project, no adverse impacts are expected relative to solid waste disposal. 2.2.9 Electrical, Telephone, and Cable Services Electrical Power Electrical power service would be provided by Hawaii Electric Light Company (HELCO). Given the limited size of the proposed residential development and the utility's existing and projected reserve capacity, the projected power demands for the proposed development are not anticipated to have a significant impact on the utility's ability to meet the growing demand of the area. The power lines for the proposed subdivision will connect with the existing lines in Bayview Estates. They will be located underground and will meet HELCO's design and installation standards. Coordination with the utility's engineers well in advance of development will ensure that the provisions of electrical power are integrated with planned utility system improvements in the area. Telephone and Cable Service Hawaiian Telephone Company provides telephone and other telecommunication services to Keauhou, and the rest of the island. As with electrical demand, given the limited size of the proposed residential development and the utility's existing and projected capacity, the projected demands for telecommunications services for the proposed development are not anticipated to have a significant impact on the utility's ability to meet demand in the area. Telephone lines for the proposed project will be installed underground from a connection along Kaluna Street. SECTION 2 Page 17 County Environmental Report Bayview Estates Phase H 2.2.10 Vehicular Circulation/Traffic The major roadways serving Keauhou resort include Kualdni Highway, Kamehameha III Road, and Ali'i Drive. All are directly connected with roadways serving Kailua-Kona. Kuakini Highway is a State right-of-way, and the latter two rights-of-way are County facilities. Access to the project site is through Bayview Estates, via Kaluna Street, which connects with Ali'i Drive and Keali'i Street. It occupies a 60-foot wide right-of- way. Based on a Traffic analysis Report for the project (Appendix C) the proposed Bayview Estates, Phase II is not expected to cause any significant impacts on traffic in the area and additional traffic related improvements are not recommended as part of the proposed development. Short-term negative impacts may occur during the construction of the subdivision roads and infrastructure. Construction vehicles will slow area traffic while on the public roadways. No closure or rerouting of existing public traffic lanes are anticipated. SECTION 2 Page 18 3.0 CONFORMANCE WITH STATE AND COUNTY PLANS County Environmental Report Bayview Estates Phase H 3.0 CONFORMANCE WITH STATE AND COUNTY PLANS 3.1 CHAPTER 205, HAWAII REVISED STATUTES (Hits) - LAND USE CON MSSION Currently, the project site is designated within the "Agriculture" District by the State of Hawaii Land Use Commission, as shown in Figure 8. To implement the proposed project, a district boundary amendment conforming to the State of Hawaii Land Use Commission Hawaii Administrative Rules, (Title 15, Subtitle 3, Chapter 15) would need to be approved. The applicant plans to submit to the County the appropriate State Land Use Boundary Amendment Petition for the approximately 14.68-acre project site, concurrent with an application for Change of Zone. The proposed boundary amendment must conform to the Commission's standards for determining Urban District boundaries as contained within Section 15-15-18. The standards are addressed as follows: Standard One (1) : It (the Urban District) shall include characterized by "city- like" concentrations of people, structures, streets, urban levels of services, and other related uses. Response: The proposed project represents a logical extension of an existing residential subdivision. Immediately adjacent is the Bayview Estates at Heauhou of which the project represents the second phase of development. To the north and west are the Heauhou Estates subdivision and Hale Hehau condominiums, respectively. The proposed project will bean extension of the existing Bayview Estates which is an integral component of the master-planned Heauhou Resort. These adjacent uses are "city-like" in concentration and the proposed project would expand this general characteristic. SECTION 3 Page 19 ,Ku r.3ha~ o-RcD~.. .LIUII \ - Kaiaau e Ka:akaM J9C3kon~i '-tom ~ 'n.~C^ •t ' ~ _ _ i ul\ ' ~ - 1 _ w i,drry it , Sewage Dlspcsa Plant Gclf Course. Rocks _ V,9' SIR Hce a B~; a - i H?aikuua `Lim f eirt<h1Ehz/ Keauho'u BQtI ~;.,Sirtholacs r0 Kaukalaelae Pt oa J Golf Course I / f `o W;Ga&~ yra ! °a•I kvaiinp sGIR ' no O Bay _ f L o 1 • - Kualanui Pt Dt_ 'e 1! 11a.ihi Bay o Kuamoo Pt i \~r~ n 1 / - to . Lemokaro Rt L FIGURE 8 STATE LAND USE MAP LEGEND BAYvIEW ESTATES PHASE 11 PROJECT AREA 0 1000 2000 SOURCE. STATE Il1NO USE COMMISSION r] VIM FEET October 1999 County Environmental Report Bayview Estates Phase H Standard Two (2): It (the Urban District) shall take into consideration the following specific factors: 1. Proximity to centers of trading and employment, except where the development would generate new centers of trading and employment. Response: The proposed project would be integral to the trading and employment center of Seauhou Resort which includes a commercial shopping center, golf courses, residential developments, public service facilities, and two hotels. 2. Substantiation of economic feasibility by the Petitioner. Response: The applicant has recorded strong lot sales within the existing Bayview Estates, and preliminary market analysis indicates a continued demand for a similar product with associated amenities. As an extension of an existing subdivision the incremental costs to extend the necessary infrastructure are low when compared to other isolated projects of similar scale, which further substantiates the economic feasibility of the project. 3. Proximity to basic services, such as sewers, water, sanitation, schools, parks and police and fire protection. Response: The proposed project would serve as an extension of the existing Bayview Estates at Heauhou and an integral component of the surrounding Heauhou Resort. As such it is in close proximity to the necessary supporting infrastructure and public services. 4. Sufficient reserve areas for urban growth and appropriate locations based on a ten (10) year projection SECTION 3 Page 20 County Environmental Report Bayview Estates Phase H Response: The proposed development is located in an appropriate location for urban growth, as indicated on the County's General Plan and the Kona Regional Plan, which designate the project area and surrounding lands as being appropriate areas for urban expansion and residential use, respectively. The project site is dontiguous to existing urban areas and is located in proximity to major transportation corridors. Furthermore, the project is a component of the master- planned Keahou Resort area, which includes reserve areas for urban growth based on a ten-year projection. Standard Three (3): Lands included (within the Urban District) shall be those with satisfactory topography and drainage, and reasonably free from danger of floods, tsunamis, unstable soil conditions, and other adverse environmental effects. Response: having an overall slope of less than ten percent, the topography of the proposed development area is well suited for urban development. There is no evidence of significant natural drainage features within the site and the Flood Insurance Rate Map (FMM) indicates the entire project area to be outside the area of the 500-year flood plain. Additionally, the U.S. Geological Survey indicates that the project site, similar to the entire Kailua-Kona area, to be within the volcanic and seismic hazard Zone 4, indicating a relatively low exposure to volcanic and seismic hazards. Standard Four (4): In determining urban growth for the next ten (10) years or in amending the boundaries, lands contiguous with existing urban areas shall be given more consideration than noncontiguous lands, and particularly when indicated for future urban use on the County General Plan. SECTION 3 Page 21 County Environmental Report Bayview Estates Phase H Response: The petition lands are contiguous to existing urban areas and are indicated for urban expansion development on the County General Plan and, therefore, merit more consideration than noncontiguous lands. Standard Five (5): It should include lands in appropriate locations for new urban concentrations and shall give consideration to areas of urban growth, as shown on the State and County General Plans. Response: The proposed development is in concert with the State of Hawaii West Hawaii Regional Plan (1989) which encourages the clustering of resorts in designated resort nodes including the Kailua-Kona to Keauhou area. Additionally, the County General Plan designates the area for urban expansion. The site is also adjacent to existing urbanized parcels to the north and west. Standard Seven (7): It shall not include lands, the urbanization of which will contribute to scattered spot urban development, necessitating unreasonable investment in public infrastructure or support services. Response: As stated in the respond to Standard 4 the petition area is contiguous with existing urban area. Infrastructure including water and utility (electrical, telephone, and cable) lines are already present in the existing Bayview Estates and extend to the Phase 11 project area boundary. SECTION 3 page 22 County Environmental Report Bayview Estates Phase H 3.2 HAWAII STATE PLAN The Hawaii State Plan, as set forth in Chapter 226, Hawaii Revised Statutes, consists of a series of long-range, comprehensive plans, goals and policies which serve as a guide for the growth and future long-range development of the State. Amendments to the Land Use District Boundary must be consistent with these plans and policies. The goals of the Hawaii State Plan and their relationship to the proposed project are as follows: • Goal: A strong, viable economy characterized by stability, diversity, and growth that enable the fulfillment of the needs and expectations of Hawaii's present and future generations. • Goal: A desired physical environment characterized by beauty, cleanliness, quiet, stable and natural systems, and uniqueness that enhances the mental and physical well bing of the people. • Goal: Physical, social and economic well being for individuals and families that nourishes a sense of community responsibility and caring of participation in family life. Response: The proposed project would contribute to the attainment of the three goals in that the project would expand the availability of residential products available to Hawaii residents and would contribute to the stability, diversity and growth of the local and regional economies. More specifically, the proposed project would provide housing opportunities in a planned setting wherein the design, operation, maintenance and provisions for environmental protection can be effectively, efficiently and economically controlled; and would provide these opportunities close to existing and planned developments that activities would be within the project area are not a nuisance to the existing nearby residential communities or other related activities. Further, by providing residential opportunities within a SECTION 3 Page 23 County Environmental Report Bayview Estates Phase H planned setting with nearby opportunities for employment, recreation and access to community services, the proposed project would encourage a sense of community responsibility and participation in family life. 3.3 CHAPTER 343, - HRS, ENVIRONMENTAL H"ACT STATEMENT REGULATIONS An Environmental Impact Statement (EIS), as defined by Chapter 343, HRS and by the State Environmental Quality Commission Rules and Regulations, is not required for the proposed use as none of the applicable actions delineated in Chapter 343, Section 5, HRS, apply to the proposed project. This County Environmental Report, however, has been prepared to address the environmental and technical considerations of the project. 3.4 HAWAII COUNTY GENERAL PLAN The Hawaii County General Plan, (Figure 9) is the County's comprehensive land use policy for guiding long-range development on the Island of Hawaii. It specifies goals, policies, and standards of development for the most desirable land uses on the island. The General Plan's associated Land Use Pattern Allocation Guide (LUPAG) Map designates the general allocation of the various desired land uses, such as urban, residential, recreational, agricultural, resort commercial and industrial. Keauhou is identified by the General Plan as a major resort in Kona and, as such, allows for basic visitor-oriented development and support facilities. The General Plan states that within designated resorts, portions of their land may be included in the Urban Expansion designation. This designation allows for a mix of high density, medium density, low density, industrial and/or open space uses for areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. The project site is located within the Urban Expansion area of Keauhou. As a low- density residential use, the proposed project is consistent with this SECTION 3 Page 24 Y Y f. JF ~r+ S 4 ,a 7e 1•/"N'R~ : ~a!1T•t V r s Jr t py~y~ LEGEND PROJECT AREA MEDIUM DENSITY FIGURE 9 HAWAII COUNTY GENERAL PLAN RESORT BAYVIEW ESTATES PHASE II OPEN AREA 0 S00 1000 URBAN EXPANSION ® FEET October 1999 County Environmental Report Bayview Estates Phase H designation and with the overall land use policies of the County General Plan for resort development. The following is a discussion of the project's consistency with the specific goals, policies, and courses of action of the General Plan that are relevant to the proposed subdivision. Economic Goal • Provide residents with opportunities to improve their quality of life. Discussion: The proposed project will provide short-term construction- related job opportunities. Property, income, excise and other taxes will be generated, resulting in an increase in State and County revenues which in turn can be used to provide needed public services and facilities. Additionally, the proposed project will provide new housing opportunities for residents in a well planned and secure neighborhood environment. Environmental gaWHty Goat • Maintain and, if feasible, improve the existing environmental quality of the island Discussion: The proposed project will not result in any significant adverse effect on the environment. Those potential short-term adverse effects on the surrounding area associated with construction activities, such as, potential noise, air quality, or drainage impacts, would be reduced or eliminated through the implementation of appropriate mitigative measures as detailed in this report. SECTION 3 Page 25 County Environmental Report Bayview Estates Phase H Flood Control and Drainate Goal • Conserve scenic and natural resources. • Prevent damage to man-made improvements. • Reduce surface runoff and sediment runoff. Policy • All development-generated runoff shall be disposed of in a manner acceptable to the Department of Public Works. Discussion: The proposed project is a low-profile development that Will not affect scenic view planes in the area. It is not located within any flood way or flood plain. Surface water runoff and sedimentation will be minimized by methods approved by the Department of Public Works. A County approved erosion and sedimentation control plan will be implemented in conjunction with all grading activity. Historic Sites Goal • Protect and enhance the sites, buildings and objects of signiftcant historical and cultural importance to Hawaii Discussion: An archaeological inventory survey of the project site was conducted by International Archaeological Research Institute, Inc. (IARII) May 31 to June 4. 1995. Four archaeological features were identified within or bordering the project area. As recommended by the consulting archaeologist and approved by the DLNR State Historic Preservation Office (SHPO), proper mitigation measures will be taken to minimize potential impacts to these archaeological sites, including further data recovery, historical research, or protection, where appropriate. SECTION 3 Page 26 County Environmental Report Bayview Estates Phase H Natural Beauty Goals • Protect, preserve and enhance the quality of areas endowed with natural beauty, including the quality of coastal scenic resources. • Protect scenic vistas and view planes from becoming obstructed • Maximize opportunities for present and future generations to appreciate and enjoy natural and scenic beauty. Discussion: Scenic view planes toward the shoreline will not be obstructed by the proposed subdivision. The new development is located approximately 2,000 feet makai of the Huakini Highway and will not impede the views of motorists traveling along the State right-of-way. Notably, existing topography and vegetation shield the proposed subdivision from the highway. From the shoreline (approximately 1,500 feet distant), the proposed subdivision will be visible, but indistinguishable, as part of the larger regional view of the Seauhou mauka lands. Natural Resources and Shoreline Goals • Protect and conserve the natural resources of the County of Hawaii from undue exploitation, encroachment and damage. • Provide opportunities for the public to fulfill recreational, economic, and educational needs without despoiling or endangering natural resources. • Protect and promote the prudent use of Hawaii's unique, fragile and significant environmental and natural resources. SECTION 3 Page 27 County Environmental Report Bayview Estates Phase H • Ensure that alterations to existing land forms and vegetation, except crops and construction of structures cause minimum adverse effect to water resources, and scenic and recreational amenities and minimum danger of floods, landslides, erosion, siltation, orfailure in the event of an earthquake. Policies • The shoreline of the island of Hawaii shall be maintainedfor recreational, education, and/or scientific uses in a manner that is protective of resources and is of the maximum benefit to the general public. • The shoreline shall be protected from the encroachment of man.-made improvements and structures. Discussion: The proposed subdivision is located approximately 1,500 feet from the ocean and is not anticipated to have any direct adverse impact on the shoreline resources. The overall Heauhou Resort, however, does provide beneficial recreational opportunities, such as beach parks and public shoreline accesses for the general public. Housing Goals • Attain safe, sanitary and livable housing for the residents of the County of Hawaii. • 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 environmentsfor our people. SECTION 3 Page 28 County Environmental Report Bayview Estates Phase H Discussion: As stated previously, the proposed subdivision is intended to replenish the existing inventory of residential lots in 8eauhou. This will allow the market to have a continued as well as diverse supply of quality resort residential units. The proposed subdivision will be constructed in accordance with the standards and requirements of the Department of Public Works. Public Utilities Goal • To have public utility facilities which are designed to fit into their surroundings or concealed from public view. Policies • A systematic program by the County, State and private interests shall identify sources of additional water supply to ensure the development of sufficient quantities of water for future needs of high growth areas. • All water systems shall be designed and built to Department of Water Supply standards. • Power distribution shall be placed underground when and where feasible. The County shall encourage developers of new urban areas to place utilities underground. • Private wastewater treatment systems shall be installed by land developers for major resort and other developments along shorelines and sensitive higher inland areas, except where connection to nearby treatment facilities is feasible and compatible with the County's long- range plans, and in conformance with state and county requirements. SECTION 3 Page 29 County Environmental Report Bayview Estates Phase H Discussion: All utilities for the proposed subdivision will be installed underground and constructed in accordance with State and County design standards and requirements. A private treatment system currently serves the Keauhou Resort area and has sufficient existing capacity to service the planned expansion of Bayview Estates at Keauhou, as well as other resort projects under development. Recreation Goals • Provide a wide variety of recreational opportunities for the residents and visitors of the County. • Maintain the natural beauty of recreation areas. • Provide a diversity of environments for active and passive pursuits. Policy • Public access to the shoreline shall be provided in accordance with an adopted program of the County of Hawaii. Discussion: The proposed project does not contain recreational facilities within the subdivision. The Keauhou Resort, however, offers recreational opportunities such as golf, boating, and beach activities, that are available to its guests, visitors and Hawaii Island residents. All of the recreational facilities within Keauhou have been developed to maintain the natural beauty of the area. All new projects within the resort include, to some extent, beach or shoreline accesses for public use. SECTION 3 Page 30 County Environmental Report Bayview Estates Phase H Land Use Goals • To maximize choices of single family residential lots and/or housing for residents of the County. • To provide single family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. Discussion: The proposed subdivision is one of several residential projects that will help to replenish the existing inventory of house lots in Heauhou, thus providing a continued choice of residential units in the area. The Heauhou Resort is a major visitor destination area that has been carefully planned and programmed as a quality resort and residential community consisting of public and private services, shopping centers, and community facilities. SECTION 3 Page 31 County Environmental Report Bayview Estates Phase H 3.4.1 Proposed Development in Relation to the Special Management Area Guidelines: SMA Guidelines A.1-5 1. The proposed project does not involve any dredging, filling, or other alteration of any bay, estuary, salt marsh, river mouth, slough or lagoon. 2. The proposed project does not involve any development that would reduce the size of any beach or other area usable for public recreation. 3. The proposed project does not involve any development that would reduce or impose restrictions upon public access to tidal and submerged lands, beaches, and portions of rivers and streams within the Special Management Area and the mean high tide line where there is no beach. 4. The proposed project does not involve any development that would substantially interfere with or detract from the line of sight toward the sea from the state highway nearest the coast or from other scenic areas identified in the County General Plan. 5. The proposed project does not involve any development that would adversely affect water quality, existing areas of open water free of visible structures, existing and potential fisheries and fishing grounds, wildlife habitats, estuarine sanctuaries, potential or existing agricultural uses of land. SECTION 3 Page 32 County Environmental Report Bayview Estates Phase H SMA Guidelines B.1-3 1. The development will not have any significant adverse environmental or ecological effect, and mitigating measures will be employed, wherever possible to reduce or lessen any adverse environmental impacts as described earlier in this environmental report. There are also compelling public interest factors that would be provided by the proposed project. The project does not involve the potential cumulative impact of individual developments, each one of which taken in itself might not have a substantial adverse effect, and it does not significantly curtail other planning options; especially with regards to coastal resources. 2. The development is consistent with the objectives and policies as provided by Chapter 205A, HRS, and the Special Management Area guidelines as contained herein; and 3. The development is consistent with the General Plan, zoning and subdivision codes, and other applicable ordinances. SMA Guidelines C.1-6 1. There is adequate access from the proposed development to publically owned or used beaches, recreation areas and natural reserves. 2. There are adequate and properly located public recreation areas relative to the subject property. Wildlife preserves will not be affected by the proposed development. 3. There are adequate provisions for solid and liquid waste treatment, disposition, and management for the proposed development that will minimize adverse effects upon Special Management Area resources. 4. Alterations to existing land forms and vegetation will have no measurable effect on water resources and scenic and recreational amenities; the proposed development is not located in any area prone to flooding, landslides, erosion, siltation or failure in the event of an SECTION 3 Page 33 County Environmental Report Bayview Estates Phase H earthquake and thus, will not increase the danger or risk to human life. Erosion and siltation will be dealt with by erosion control and other mitigating measures approved by the Chief Engineer of the County of Hawaii. 5. Adverse environmental or ecological impacts will be minimized to the extent practicable, as shown previously in this environmental report; and 6. The proposed development is consistent with the goals, policies and standards of the General Plan, as detailed above. 3.5 KONA REGIONAL PLAN The goals and policies within the Kona Regional Plan support the goals and policies listed in the County General Plan, encouraging the attainment of safe, sanitary and livable housing for the residents of the County of Hawaii. The proposed project is in concert with the Kona Regional Plan, which designates the project site and surrounding lands for residential uses. This is consistent with the RS-15 zoning classification being sought. 3.6 COUNTY ZONING The Hawaii County Zoning Map, (Figure 10) for the North Kona District designates the project site as Agricultural (A-5a). A change of zone from Agricultural to Residential (RS-15) will be required to allow the development of single-family residential lots with a minimum size of 15,000 sq. ft. Approval of a Change of Zone Application for the proposed project, supported by the County Environmental Report, will be required to allow for the proposed use. SECTION 3 Page 34 County Environmental Report Bayview Estates Phase 9 3.7 PROPOSED ACTIONS IN RELATION TO THE OBJECTIVES AND POLICIES AS PROVIDED BY CHAPTER 205A, HRS AND THE COUNTY SPECIAL MANAGEMENT AREA (SMA) GUIDELINES The proposed project is located within the Special Management Area and is, therefore, subject to the SMA Rules and Regulations of the County of Hawaii. This environmental report has been prepared in support of an SMA Use Permit Petition for the proposed use. The following addresses the project's relation to the objectives and policies of Chapter 205A related to Coastal Zone Management and the SMA guidelines as contained within Rule 9 of the County of Hawaii Planning Commission Rules and Regulations. Recreational Resources Objectives: "Provide coastal recreational opportunities accessible to the public." Policies: "Improve coordination and funding of coastal recreational planning and management" and; "Provide adequate, accessible and diverse recreational opportunities in the coastal zone management area" Discussion: The proposed subdivision is more than 1,500 feet from the shoreline and is not directly tied to the recreational resources of the coastal area. The Heauhou Resort, however, is a master planned development in which recreational opportunities, such as a beach park, SECTION 3 Page 35 CV-7,5 CV-7.5 RS-15 OPEN SPACE RM-3 RM-3.5 A-50 ' ~ RM-5.5 I•' +....r 1 OPEN SPACE LEGEND D PROJECT AREA A 5A AGRICULTURAL - 5 ACRE RS- 15 SINGLE FAMILY - 1 5,000 So. FT. RM-3 MULTI FAMILY - 3,000 so. Fr. FIGURE 10 RM 3. MULTI FAMILY - 3,500 So. Fr. HAWAII COUNTY ZONING BAYVIEW ESTATES PHASE II RM-5.5 MULTI FAMILY - 5,500 so. Fr. 0 500 1000 CV 7.5 VILLAGE COMMERCIAL - 7,500 50. FT. ® FEET October 1999 County Environmental Report Bayview Estates Phase H golf course, boat ramp and recreational pier are provided and are accessible to the public. Historic Resources Objectives: "Protect, preserve and, where desirable, restore those natural and man made historic and prehistoric resources in the coastal zone management area that are significant in Hawaiian and American history and culture." Policies: "Identify and analyze significant archaeological resources"; "Maximize information retention through preservation of remains and artifacts or salvage operations" and, "Support state goals forprotection, restoration, interpretation and display of historic resources." Discussion: An archaeological inventory survey of the project site was conducted by International Archaeological Research Institute, Inc. (UMM May 31 to June 4, 1995. Four archaeological sites were identified within or bordering the project area. Two of these had not been previously identified or described. It was determined that one of these was a prehistoric agricultural complex and the other a complex of historic and prehistoric features. To minimize impacts to these archaeological sites, the approved mitigation measures recommended by the archaeologist and approved by DLNR-SHPD will be implemented prior to development. SECTION 3 Page 36 County Environmental Report Bayview Estates Phase H Scenic and Open Space Resources Objectives: "Protect preserve and where desirable, restore or improve the quality of coastal scenic and open space resources." Policies: "Identify valued scenic resources in the coastal zone management area"; "Ensure that new developments are compatible with their visual environment by designing and locating such developments to minimize the alteration of natural landforms and existing public views to and along the shoreline;" "Preserve, maintain and, where desirable, improve and restore shoreline open space and scenic resources;" and "Encourage those developments which are not coastal dependent to locate in inland areas." Discussion: The proposed subdivision will not impact coastal scenic and open space resources. The project site is located approximately 1,500 feet from the shoreline and over 2,000 feet from Kuakini Highway the nearest major thoroughfare, and, as such, will have little or no impact on views to and along the shoreline. Grading will involve the use of a series of terraces for the lots which will be planned in reference to the existing topography and designed to minimize the necessary alteration to the natural land forms. SECTION 3 Page 37 County Environmental Report Bayview Estates Phase II Coastal Ecosystems Objectives: "Protect valuable coastal ecosystems from disruption and minimize adverse impacts on all coastal ecosystems." Policies: "Improve the technical basis for natural resource management;" "Preserve valuable coastal ecosystems of sign fcant biological or economic importance;" "Minimize disruption or degradation of coastal water ecosystems by effective fective regulation of stream diversions, channeiization, and similar land and water uses, recognizing competing water needs;" "Promote water quantity and quality planning and management practices which reflect the tolerance of fresh water and marine ecosystems and prohibits land and water uses which violate state water quality standards." Discussion: The proposed project is located more than between 300 and 500 feet amsI and is significantly inland from the coastal ecosystems of the shoreline. The residential lots are not anticipated to have any direct effect on groundwater or marine coastal waters. Economic Uses Objectives: "Provide public or private facilities and improvements important to the State's economy in suitable locations." SECTION 3 Page 38 County Environmental Report Bayview Estates Phase H Policies: "Concentrate in appropriate areas the location of coastal dependent development necessary to the State's economy;" "Ensure that coastal dependent development such as harbors and ports, visitor industry facilities, and energy generating facilities are located, designed, and constructed to minimize adverse social, visual and environmental impacts in the coastal zone management area." Discussion: The proposed project is part of a master planned resort which is visitor-oriented and coastal dependent. As a tourism destination area, it is part of the largest industry in the state and therefore important to the island's economy. Coastal Hazards Objectives: "Reduce hazards to life and property from tsunami, storm waves, stream flooding, erosion and subsidence." Policies: "Develop and communicate adequate information on storm wave, tsunami, flood, erosion and subsidence hazard;" "Ensure that developments comply with requirements of the Federal Flood. Insurance Program;" and "Prevent coastal flooding from inland projects." Discussion: The proposed project is approximately 1,500 feet from the coast, and no coastal flood ways affect the property. Neither is it subject to tsunami, ocean wave erosion, or subsidence. SECTION 3 Page 39 /F I 4.0 ENVERON.MENTAL ASSESSMENT AND ANALYSIS County Environmental Report BayWew Estates Phase H 4.0 ENVIRONMENTAL ASSESSMENT AND ANALYSIS 4.1 RELATIONSHIP BETWEEN LOCAL SHORT-TERM USE OF THE ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG-TERM PRODUCTIVITY The project site is largely vacant and used intermittently for cattle grazing. The vegetation within the area is characterized by alien trees and grasses, including buffel grass, koa haole, and monkeypod. Development of the project site will alter the open space character of the property, but based on the findings within this report, with the implementation of appropriate mitigative measures the project will not result in any significant short-term or long-term adverse impacts to the environment. While development of the property will remove the land from potential pasture use, the agricultural productivity of the site is relatively low and there is an abundance of other lands available in the region that are better suited for such use. Developing the property for the intended residential use will provide the benefit of enlarging the inventory of residential property to this growing area. The development will be supported by the necessary public facilities and services, and development would proceed in a manner that is in concert with the long-range State, County and community plans for the region. Development of the project will also result in socioeconomic benefits to the community. The construction work associated with the proposed subdivision will provide short-term direct employment in the construction industry. Public revenues from personal and real property taxes are expected to more than offset the cost for the minimal expansion in the need for public services necessitated as a result of the proposed development. SECTION 4 Page 40 County Environmental Report Bayview Estates Phase H 4.2 MITIGATIVE MEASURES PROPOSED TO AVOID, MINIMIZE, RECTIFY, OR REDUCE IMPACTS. Two types of mitigation measures will be employed to ensure that potential adverse environmental impacts resulting from establishment of the proposed residential development are minimized. They can be characterized as generic and specific. Generic mitigation measures are standard actions aimed at reducing or eliminating impacts and which have already been institutionalized through County, State or Federal regulations, codes, and ordinances. Mitigation measures of this type usually apply to control of temporary or short-term construction impacts such as soil loss, noise, and air quality effects. Generic mitigation measures are standard, accepted means appropriate for minimizing temporary or limited environmental impacts. Specific mitigation measures are generally recommended for actions that may have residual or long-term effects, or those for which some form of monitoring or compensation for the environmental effect are required. In terms of the subject project, the specific and generic mitigation measures that are recommended include: • limiting construction to dry periods to the extent practical • limiting construction activities to daytime hours • adherence to all Federal, State, and County environmental protection, health, safety, and construction rules and regulations • early construction of drainage features, where needed, such as berms • immediate stabilization of any denuded areas through sodding or planting • application of fertilizers or biocides to landscaped areas only during periods of low rainfall to minimize chemical runoff • covering of open vehicles carrying soils, gravel, or other particulate matter • controlling dust by watering exposed areas and through the use of proper stockpiling procedures SECTION 4 Page 41 County Environmental Report Bayview Estates Phase H • protection and preservation of archaeological and historical resources in accordance with appropriate State and County rules and regulations 4.3 ALTERNATIVES TO THE PROPOSED DEVELOPMENT An exploration and evaluation of the environmental impacts of all reasonable alternative actions, particularly those that might enhance environmental quality, avoid or reduce adverse environmental impacts, costs, and risks, was performed in order to assess options that might enhance environmental quality and cause fewer detrimental effects. A discussion of these alternatives follows. No Action Alternative The "no action" alternative will result in no physical change to the property and leave it in its current agricultural use. The land will remain unaltered and unimproved. This alternative will not allow the objectives of the proposed subdivision to be achieved and would deny the public the benefits associated with the proposed development. There is a growing demand for residential lots for sale in the Keauhou resort area and under the "no action" alternative the additional lots that would be provided through the proposed development will not be available. No source of income will be brought to the owner and consequently no increase in government revenues from higher property taxes will be realized. Alternative Use The current zoning for the property is Agriculture (A-5a). The project site, based on its isolation, limited size and soil characteristics is, notably, not well suited for agricultural use. As described earlier, soil studies indicate that commercial agriculture on the project site would not be economically feasible. Also, any other use of the project site than the proposed subdivision, would not be compatible with the with the Keauhou Resort Master Plan. The project site is located in an area of Keauhou Resort that has long been master SECTION 4 Page 42 County Environmental Report Bayview Estates Phase H planned for residential development, and the project site is already bounded on two sides by existing residential developments. In addition, vacant land adjoining the parcel is also designated for residential uses by the Hawaii County Plan and the Kona Regional Plan. Finally, leaving the project area for agricultural use would deny the public the benefits associated with the proposed development. Alternative Locations There are no other vacant or non-committed sites in Keauhou that have the favorable site characteristics for residential development as the proposed project. The proposed project is adjacent to, and would be an extension of, the existing Bayview Estates at Keauhou, and as such, would complement an existing development pattern in the area. Infrastructure to serve the property is already in place to the project area boundary. 4.4 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF RESOURCES The proposed project would result in the irreversible and irretrievable commitment of certain natural and fiscal resources. Major resource commitments include the land on which the project is located and on which the homes and roadways would be constructed, as well as the private funds, construction materials and manpower. They also include the energy, water resources, and other utility resources that will be committed to development of the residential subdivision. Existing vegetation will be removed from the project area and partially replaced with landscape plants. The impacts of using these resources should be weighed against the expected socioeconomic benefits to be derived from the project and the consequences of taking no action or adopting another, less beneficial use of the property. SECTION 4 Page 43 I ,.I~•~ ,I'I 11i II, I I ,.i John Totten, Real Property Appraiser County of Hawaii Department of Finance - Real Property Tax 75-5706 Kuakini Highway, Suite 112 Kailua-Kona, Hawaii 96740 SUBJECT: TMK's 7-8-11:10 and 13 REZ 00-001 Dear Mr. Totten: This letter is in response to your memorandum of February 1, 2000, to Virginia Goldstein regarding the subject application. Your comments regarding the current tax status of the subject parcel will be forwarded to Kamehameha Investment Corporation (KIC), so that they are fully apprised of the potential tax implications of the proposed zoning change. On behalf of Kamehameha Investment Corporation, we thank you for your comments to this application related to the Bayview Estates, Phase II subdivision. Sincerely, P WA' J ES M. LEONARD, AICP anaging Director -Hilo Office xc: V. Goldstein S. Lim J. Spencer E X H I B 11 J. Rocha , Win, Frank Rl an(11 - Tlmm; , S. 1` IM-11 N. Stan Uun(an • 120SS( II C'Ilun~ HONOLULU OPEKE. Ilni I I tl,l I)P 111"11 I. I'VAl It I(A%I.k.MIII.1511,lit i\uI l.l.l,II\\,.\II t,l~til a-~il`.i I I.I.LI'I It1\F 1A\ lti1 Lei 11111 I \I \II - IJu lu- .i I-I i.. n it ~~u~n ni, )EPARTMENT OF PUBLIC WO. _..S COUNTY OF HAWAII HILO, HAWAII DATE: February 17, 2000 TO: Virginia Goldstein, Planning Director Planning Department FROM:' Department of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 00-01) Request: A5a to RS-15 STATE LAND USE BOUNDARY AMENDMENT (SLU 00-01) Request: Agricultural to Urban SMA USE PERMIT APPLICATION (SMA 00-01) Applicant: Kamehameha Investment Corporation TMK: 7-8-11: 010 and 013 We have reviewed the subject application forwarded by your memo dated January 12, 2000 and have the following comments. 1. All development generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. The applicant shall be informed that if they include drywells in the subject development, an Underground Injection Control (UIC) permit may be required from the Department of Health, State of Hawaii. 2. A drainage study shall be prepared, and the recommended drainage system shall be constructed meeting with the approval of the DPW. 3. All earthwork activity, including grading and grubbing, shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. =t. Roadways within the proposed subdivision shall be (,ji istructed to County dedicable standafds with concrete curbs, gutters, and sidewalks. 5. Provide street lights as required the DPW, Traffic Division. 6. A left turn bay should be provided on Alii Highway at its intersection with Kaluna Street. Questions may be referred to Kelly Gomes at ext. 8327. KG EXHIBIT c: ENG-KON C JNtr ar M4b ~o.y`~ : Edward Bu:natay Are Chief Stephen K. Yamashiro Mayor r Russel M. Miyao +f~rt Deputy Fire Chief O% M (IT 010untu of Pa£uaii FIRE DEPARTMENT 777 Kilauea Avenue a Mall Lane, Room 6 • Hilo, Hawaii 96720-4239 (808) 961-8297 0 Fax (808) 961-8296 February 7, 2000 To: Virginia Goldstein, Planning Director From: Edward Bumatay, Fire Chief SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 00-001) REQUEST: AGRICULTURAL TO URBAN CHANGE OF ZONE APPLICATION (REZ 00-001) REQUEST: A-5a TO RS-15 SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (SMA 00-001) REQUEST: TO ALLOW THE DEVELOPMENT OF A 45-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION APPLICANT: KAMEHAMEHA INVESTMENT CORPORATION TAX MAP KEY: 7-8-011:010 AND 013 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 wali of the first story is iocated more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. EXHIBIT ~P~~Co-y To: Virginia Goldstein, Planning Director Page 2 February 7, 2000 "EXCEPTIONS: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. 112. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). 113. 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 riot 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) To: Virginia Goldstein, Planning Director Page 3 February 7, 2000 11(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. "(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. 11(1) Signs. When required by the fire chief, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both." Water supply shall be in accordance with UFC Section 10.301: "INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY SYSTEMS AND APPLIANCES "Installation "Sec. 10.301. (a) Type Required. The chief shall designate the type and number of fire appliances to be installed and maintained in and upon all buildings and premises in the jurisdiction other than private dwellings. This shall be done according to the reiative 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. To: Virginia Goldstein, Planning Director Page 4 February 7, 2000 "(b) Special Hazards. In occupancies of an especially hazardous nature or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, additional safeguards may be required consisting of additional fire appliance units, more than one type of appliance, or special systems suitable for the protection of the hazard involved. Such devices or appliances may consist of automatic fire alarm systems, automatic sprinkler or water spray systems, standpipe and hose, fixed or portable fire extinguishers, suitable asbestos blankets, breathing apparatus, manual or automatic covers, carbon dioxide, foam, halogenated and dry chemical or other special fire-extinguishing systems. Where such systems are installed, they shall be in accordance with the applicable Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform Fire Code Standards do not apply. "(c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. "(d) Fire Hydrant Markers. When required by the chief, iiydrant 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. To: Virginia Goldstein, Planning Dirctor Page 5 February 7, 2000 "(f) All fire alarm systems, fire hydrant systems, fire extinguishing systems (including automatic sprinklers), Class I, II, III (combination standpipe system) and combined systems, basement inlet pipes, and other fire protection systems and appurtenances thereto shall meet the approval of the fire department as to installation and location and shall be subject to periodic tests as required herein. Plans and specificati-is shall be submitted to the fire department for review and approval prior to installation." EDWARD TAY Fire ief EB/mo Mr. Edward Bumatay, Fire Chief County of Hawaii Fire Department 777 Kilauea Avenue Hilo, Hawaii 96720-4239 SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 00-001) ` Request: Agricultural to Urban CHANGE OF ZONE APPLICATION (REZ 00-001) Request: A-5a to RS-15 SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (SMA 00-001) Request: To Allow the Development of a 45-Lot Single Family Residential Subdivision APPLICANT: KAMEHAMEHA INVESTMENT CORPORATION TAX MAP KEY: 7-8-011:010 AND 013 Dear Mr. Bumatay: This letter is in response to your memorandum of February 7, 2000, to Virginia Goldstein in which you provided comments on the subject application. The references in your memorandum to the applicable provisions of the Uniform Fire Code (UFC) are most helpful. Please be assured that the proposed lot subdivision will be designed in full compliance with the County Fire Code. On behalf of Kamehameha Investment Corporation, we thank you for your comments and recommendations related to the subject application. Sincerely, PBR _HAWAR r \ ~ES M. LEONARD, AICP xc: V. Goldstein S. Lim J. Spencer J. Rocha 4Cnt. Flank Brandt Thomas S. Witten R. Stan Duman Ru„ell V. Chunk HONOLULU OFFICE Inul ISI51IO1'tifRFF:I'.I'.\('.IFI(. fO4\'F K,tiI~I'IF I~d~n, li(~\(H.l'Ll'.IL\U'.\II JGyI~.;~'tt^v \[\I1I M (11 Fl( I: IIn.O()FFlt.l "I"i KWill "I1111: 1 AA AILl Kl I I AbA VII 'q,7'I .'"n-I 101 Al MAI tiTHFF I I Ill O I \I ;f)()\ ( IN II P til I I I tln till 0 11 A1196"1IL4271; ,tP r1959 \1i BENJAMIN J. CAYETANO t'~ l BRUCE S. ANDERSON, Ph.D., M.P.H. 3OV£RNOR I s 1 DIRECTOR OF HEALTH OP STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 HILO, HAWAII 96721-0916 MEMORANDUM DATE: January 25, 2000 TO: Virginia Goldstein Planning Director, County of Hawaii " FROM: Aaron Ueno A*' District Environmental Health Program Chief SUBJECT: State Land Use Boundary Amendment Application (SLU 00-001) Request: Agricultural to Urban Change of Zone Application (REZ 00-001) Request: A-5a to RS-15 Special Management Area Use Permit Application (SMA 00-001) Request: To Allow the Development of a 45-Lot Single Family Residential Subdivision Applicant: Kamehameha Investment Corporation Tax Map Key: 7-8-011:010 and 013 The applicant would need to meet the requirements of our Department of Health Air Pollution Rules, Chapter 60. 1, Title 11, State of Hawaii for fugitive dust control. If there is need to discuss these requirements, please contact our Clean Air Branch staff at Ph. 322-1507. The applicant should contact the Army Corps of Engineers (COE) to identify whether a Federal j-,ermit (including a Department of army (IAA) permit) is required for this project. A ectinn 40 i Water Quality Certification (WQC) is required for "Any applicant for Federal license or permit to conduct any activity including, but not limited to, the construction or operation of facilities, which may result in any discharge into the navigable waters...," pursuant to Section 401(a)(1) of the Federal Water Pollution Act (commonly known as the "Clean Water Act (CWA)"). If the project involves the following activities with discharges into State waters, an NPDES general permit is required for each activity: EXHIBIT h. Virginia Goldstein January 25, 2000 Page 2 a. Discharge of storm water runoff associated with construction activities, including clearing, grading, and excavation that result in the disturbance of equal to or greater than five (5) acres of total land area; b. Construction dewatering effluent; C. Non-contact cooling water; d. Hydrotesting water; and e. Treated contaminated groundwater from underground storage tank remedial activity. The application for NPDES general permit coverage should be submitted to the Director at least 30 days prior to the discharge to State waters. If there is any type of process wastewater discharge from the facility into State waters, the applicant may be required to apply for an Individual NPDES permit. The application for an Individual NPDES permit should be submitted to the Director at least 180 days prior to the discharge of process wastewater to State waters. Should you have any further questions regarding this matter, please contact the Engineering Section of the Clean Water Branch in Honolulu at (808) 586-4309. 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." Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." a. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. b. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. Virginia Goldstein January 25, 2000 Page 3 C. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. Should there be any questions on this matter, please contact the Department of Health at 933-0917. Wastewater Treatment Works and additional discharge to existing Wastewater Treatment Works are reviewed and approved by the Department of Health, Wastewater Branch (Ph. 586-4294) in Honolulu. Recommend that the consultant for the subject development discuss the proposal for wastewater disposal with them. W P7.0:SLU00-1 REZ00-1 SMA00-Lmi IPBR~~ I ;m L.I. t" i I L5 1 \\U I'I .\\\i\C. - I.\\L+til ,\i'h -1K1 .1111-I.i II.Ht. t\\IKI>.\~ih.\I.\I ill'I+It- -.I March 20, 2000 Mr. Aaron Ueno, District Environmental Health Program Chief State of Hawaii, Department of Health P.O. Box 916 Hilo, Hawaii 9672 1-09 1 6 SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 00-001) Request: Agricultural to Urban ZCHANGE OF ZONE APPLICATION (REZ 00-001) Request: A-5a to RS-15 SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (SMA 00-001) Request: To Allow the Development of a 45-Lot Single Family Residential Subdivision APPLICANT: KAMEHAMEHA INVESTMENT CORPORATION TAR MAP KEY: 7-8-011:010 AND 013 Dear Mr. Ueno: This letter is in response to your memorandum of January 25, 2000, to Virginia Goldstein in which you provided comments on the subject application. Per your suggestion, we will be contacting the Army Corps of Engineers to confirm which, if any, Federal permits would be required for the subject development. The developer, Kamehameha Investment Corporation, its engineer or representative will also coordinate with your office regarding the requirements for obtaining an NPDES and other environmental permits, as required, prior to construction, Wrn. Frank Brandt - Thomas S. Witter, - R. Stan Duncan • Russell Y.J. Chun; HONOLULU OFFICE ' 11101ItISHOI'SIRF.E-I,I'MIM LOWER.SCI-II•:ti5u,HUNOLULU•IIAW\IIIMK13-S-VY'1 I FLF.}'110NE: (SOS) ,215631 F AV (FI)X) 521: }112 F-\I.\IL pLthlkt,lluha.nrt N'.\II.1 KL' OFFICE if ILO OFFICF. 212'{ K\01IL STREET, Lk \ILUKt . HAWAII t16711.i-2201 101 \L'PL'NI S1 KNEI II[[ I.ACOON CENT F.K. SI:I I E 310, KILO, I1:\Wmi Y67244Y76 11- 1 FIII I"M " 1.ti1-I \X INOSI ,.{_.-"n1! 1 rl 1 1'11f ).NF I~IN I,IhI:i.i:ti IA" nOx•nll--I'1riv ' Mr. Aaron Ueno, District Environmental Health Program Chief March 20, 2000 , Page 2 SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 00-001) Request: Agricultural to Urban CHANGE OF ZONE APPLICATION (REZ 00-001) Request: A-5a to RS-15 SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (SMA 00-001) Request: To Allow the Development of a 45-Lot Single Family Residental Subdivision APPLICANT: KAMEHAMEHA INVESTMENT CORPORATION TAX MAP KEY: 7-8-011:010 AND 013 We appreciate the information and guidance provided regarding various permitting requirements under the Department's jurisdiction. This information will be forwarded to the architects, designers and engineers for their reference. Sincerely, PBR HAWAII J ES M. LEONARD, AICP anaging Director - Hilo Office xc: V. Goldstein S. Lim J. Spencer J. Rocha S ~ -O F r , Orr ,g~B~.~L BENJAMIN J. CAYETANO t ESTHER UEDA GOVERNOR 1 EXECUTIVE OFFICER o-e 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 January 24, 2000 Ms. Virginia Goldstein Planning Director County of Hawaii 25 Aupuni Street, Room 109 Hilo, Hawaii 96720-4252 Dear Ms. Goldstein: Subject: Applications for State Land Use Boundary Amendment (SLU 00- 001), Change of Zone (REZ 00-001), Special Management Area Use Permit (SMA 00-001), Kamehameha Investment Corporation, Bayview Estates Phase II, Kailua-Kona, Hawaii, TMK 7-8-11: 10 and 13 We have reviewed the applications for the subject project forwarded by your memorandum dated January 12, 2000, and have the following comments: 1) Based on the representation in Figure 8, the project area appears to be designated within both the State Land Use Urban and Agricultural Districts. According to the Commission's records.and official map H-8 (Kealakekua), the northeastern portion of the project area (TMK 7-8-10: por. 29) comprised a portion of the approximately 432.91 acres reclassified to the Urban District under LUC Docket No. A94-705/County of Hawaii Planning Department. Said approval was subject to 18 conditions. In light of this amendment, we suggest that a boundary interpretation request be submitted to our office pursuant to §15-15-22, Hawaii Administrative Rules, to determine the specific location of the Urban/Agricultural District boundary relative to the project area. 2) We note that Figure 8 does not reflect the current State land use district boundaries in the area as amended by the above docket. Additionally, there should not be the "U" designation on the 800- foot contour line (mauka of the Burial Ground for Kuamoo Battle warriors), as the area is designated within the Agricultural District. Further, the coastal areas south of Lekeleke Bay and down to Leinokano Point should be identified with a "C" to indicate the area's designation within the Conservation District. EXHIBIT Ms. Virginia Goldst January 24, 2000 Page 2 We have no further comments to offer at this time. We appreciate the opportunity to comment on the subject applications. Should you have any questions, please feel free to call me or Bert Saruwatari of our office at 587-3822. Sincerely, ESTHER UEDA Executive Officer EU:aa