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HomeMy WebLinkAboutCOM 0476.000 2000-2002 ~M4V~06 y~~ Harry Kim ~ ` rr~ Dixie Kaetsu Mayor Managing Director 14• ~tr . ~ - Peter T. Young r~ os°earam1 _ t ~ ~ ~ „ 1 ~ ~ ~ CYp2~it~y ~ftlr¢ging Director ~~1i11~ X11 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • F~~ ~ &~9~~1~65~~:" KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 97'fi (808)329-5226 • Fax (808)326-5663 January 9, 2002 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: Proposed Street Name -Hale Ke`eke`e Subdivision Ala Ke`eke`e Place Tax Map Key: 8-1-3:32-34; portion of 50 (SUB 7276) -'~lndrrient *c Change of Zanc: A~ppli€ation (i{EZ 00-013) A~s~ilicant. K, ~ ~ent~r Speci~l~ty Cobra#itstl v R~;~,u~st: t .a<ral (~-20~; to E,arl~ily Agricultural (FA-Sa) T t...?'ap l~~y: 7-3-Z4.1 and .2 Change of Zone Ordinance No. 96-117 (REZ 715) Applicant: County of Hawaii -Dept. of Parks & Recreation Request: Amend Condition G of Ordinance No. 96-117 Public Park and Recreational Purposes Site(s) Tax Map Key: 6-2-1:9; 6-7-l:por of 25; 6-7-2:9, 48 & por of 17 & 6-8-l:por 1&8 State Land Use Boundary Amendment Application (SLU 01-007) Request: Agricultural to Urban Change of Zone Application (REZ 01-014) Request: Agricultural (A-Sa) to Neighborhood Commercial (CN-10) Applicant: David S. DeLuz, Sr., Enterprises Profit Sharing Plan Tax Map Key: 7-3-S:Portion of 32 and 33 State Land Use Boundary Amendment Application (SLU 01-009) Request: Agricultural to Rural Change of Zone Application (REZ 01-017) Request: Agricultural (A-Sa) to Residential & Agricultural (RA-2a) Applicant: Phil Delmer Tax Map Key: 6-2-11:8 i~fl~ P~o~ P.~f. T~®: . I~a!~~ Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 January 9, 2002 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Planning Commission's letters and enclosures regarding the above-referenced requests. Sincerely, Harry Kim Mayor Li2o~oi Enclosures cc: Planning Department Ha Kim `P~a4tl, ®F M'~ rry ~ ' Mayor ~ esp... ~~.•~~s ppeQR.~A,Oi ®~t ~ ~~ii PLAle11e1ING COl®gMISSION 25 Aupuni Street, Room 109 • Hilo, Hawaii 96720-4252 (808)961-8288 • Fax (808)961-8742 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: Amendment to Change of Zone Application (REZ 00-013) Applicant: Kam Center Specialty Corporation Request: Agricultural (A-20a) to Family Agricultural (FA-Sa) Tax Map Key' 7-3-24.1 and 2 The Planning Commission, after a duly held public hearing on December 6, 2001, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 45.482 acres of land from Agricultural (A-20a) to Family Agricultural (FA-Sa). The properties are located within and adjacent to Kaloko Mauka Subdivision, on the south side of Kaloko Drive at approximately the 2,440 foot elevation, Kaloko and Honokohau 1S`, North Kona, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: Due to the fact that the Kaloko Mauka subdivision is an unusual situation, the following comments provide a basis for some understanding of the area. The Kaloko- Mauka subdivision is an agriculturally-zoned area that is, for the most part, prime native forest. The agricultural zoning implies that the highest and best use of the lands is for farming or ranching. Since the establishment of the subdivision over 35 years ago, the importance and value of the native forest, as a threatened habitat and watershed area, has become clearer. Farming or ranching activities would ultimately destroy what remains of the native forest. The area is not very good for traditional agriculture, and with the high Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 land values-which are due to its attractive features as a residential area--commercial agriculture is infeasible. The actual desire of many of the landowners in Kaloko Mauka is to have residences within a forested setting. Even the limited clearing required for a homesite and driveway can lead to fragmentation and exposing of the forested area to invasive weeds that tend to thrive in cleared areas where tree cover has been removed. The development of residences, however, has a lesser impact than potential agricultural practices. In seeking balance, the proposed rezoning provides a way to impose conditions that will give some protection to the remaining native forest, while allowing reasonable use of the property. Under the present A-20a zoning, there is little control over the clearing of the forested area except for the fact that a grubbing permit is required for clearing areas of more than an acre. The applicant is requesting a Family Agricultural-5 acres (FA-Sa) zone designation in order to consolidate and resubdivide the two parcels, consisting of approximately 44.643 acres, into eight (8) lots consisting of minimum 5 acres per lot. The applicant wishes to create minimum 5-acre lots to increase the Family-Agricultural residential potential of the property and yet keep with the policies established by the County Council to preserve the character of the land and protect and maintain as much as possible the naturally forested areas. 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. Land use is one of the principal focal points of public concern and policy. 'The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It is also intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use and Agriculture goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 The Change of Zone request from Agricultural-20 acres (A-20a) to Family Agricultural-5 acres (FA-Sa) zoned district will conform to the following goals, policies and standards of the General Plan Land Use and Agricultural Elements: * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zone uses, availability of public services and utilities, access, and public need. * The compatibility of agricultural and non-agricultural uses should be carefully reviewed and where appropriate, buffers required. * Rural-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. * Protect and encourage the intensive utilization of the County's important agricultural lands. * The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Agricultural land shall be used as one form of open space or green belt. 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 graphically depicts the physical relationship among the various land uses as anticipated for the island. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. This subdivision contains a mixture of residences and limited agricultural activities. With a minimum lot size of five acres, the requested change of zone will still provide for an adequate parcel size that could support some agricultural activities at a smaller scale. While the potential for intensive and/or extensive agricultural uses may exist, the properties are comprised of soils identified as Kiloa Extremely Stony Muck (rKXD). This soil consist ofwell-drained, thin, extremely stony organic soils over fragmental A'a lava and is used primarily for woodland and pasture. Soils within the properties have been classified as "E" or Very Poor for agricultural productivity by the Land Study Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 Bureau's Detailed Land Classification System. Finally, soils within the properties are classified as "Other Important Agricultural Land" by the ALISH System. This designation refers to lands other than Prime or Unique Agricultural Land that is also of statewide or local importance for agricultural use. The requested FA-Sa zoning is consistent with the recommendation of the Kona Regional Plan, which designates this area for agricultural use. The properties are a portion of the Kaloko Mauka Subdivision Increment I, established since September 1966, with minimum 20 acres in lot sizes. The Kaloko Mauka Subdivision extends from the 1,700-foot elevation to the 5,700-foot elevation of Hualalai. Rezoning approvals for properties within the subdivision have been occurring since 1976 to present. Lands located within the lower regions of Kaloko Mauka Subdivision are predominantly zoned Agricultural (A-3a) and Family Agricultural (FA-3a). Between the 1,700 to 2,500-foot elevation, the lands are zoned FA-3a, A-3a and A-20a. Between the 2,500 to 3,000-foot elevation, the lands are zoned FA-3a, A-3a, A-Sa, A-l0a and A-20a. At the 3,000 to 4,500-foot elevation, lands are zoned A-7a, A-l0a and A-20a. The subject properties are located at the 2,440-foot elevation. Immediate adjacent lands to the north, west and east are zoned A-3a. Lands to the northwest are A-20a, and to the northeast are A-Sa. Those lands are undeveloped forested lands. Lands to the south are zoned A-20a and uses are in grazing or in natural forests. Surrounding land uses include farm dwellings, plant nurseries, agricultural activities, and undeveloped, forested land. Approval of the requested change of zone will create smaller lots, with adequate protection of the existing forest within Kaloko Mauka Subdivision. Therefore, a favorable recommendation of this change of zone request will be consistent with the surrounding land use pattern already established within this portion of Kaloko Mauka Subdivision. On June 19, 1996, the County Council adopted Resolution No. 330-96, which established a policy relating to the amendment of zone district boundaries within the Kaloko Mauka Subdivision and other Kona Watershed and Mauka Forest Areas. The resolution states that no lands above the 3,000-foot elevation within the Kaloko Mauka Subdivision or the 2,500-foot elevation above sea level elsewhere in the districts of North Kona and South Kona shall be reclassified to any zone district having a minimum lot size of less than 20 acres. The proposed subdivision of eight 5-acre lots would be compatible with the residential and agricultural character of lands located within the lower elevations of Kaloko Mauka Subdivision which are primarily zoned Family Agricultural (FA-3a), and Agricultural (A-3a and A-20a). In addressing potential adverse visual impacts on clearing the proposed lots for individual home sites and the impacts that agricultural uses may have on the existing Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 forest character within the subject area, conditions are included to require a 100-foot wide "forest reserve easement" for buffer purposes along Kaloko Drive, which also serves as a 100-foot structural setback along Kaloko Drive; and a 30-foot structural setback along internal lot boundaries. There is also a condition that no less than eighty percent (80%) of each lot area be retained in forest. This is an increase often percent (10%), as compared to previous change of zone approvals, in order to further protect the existing forest. It should be noted that a condition of approval is also included to restrict a second dwelling on proposed lots to prevent further increases in density. These recommended conditions attempt to preserve the forest corridor so prominent along the roads of Kaloko Mauka Subdivision, to control the overall density in the area, and preserve the ambiance of the Kaloko Mauka Subdivision. Other recent rezoning approvals for 3-5 acre lots in Kaloko Mauka included a condition that required the landowner to obtain a Conservation Plan from the Kona Soil and Water Conservation District (SWCD) before any land alteration activities. This has proven unworkable. Owners seeking to clear small areas for a driveway and homesite have applied for conservation plans with the Natural Resources Conservation Services (NRCS), which services the SWCD. The NRCS's primary mission is to work with bona fide farms and ranches, not houselots, and the NRCS is reluctant to devote the staff time necessary to prepare these plans. In addition, if a plan were submitted, the NRCS biologist might well recommend against the clearing of native forest entirely. Finally, the NRCS system is based upon voluntary cooperation; it does not want to be made a regulatory body. NRCS opposes the County requiring Conservation Plans be mandatory in this area. The condition that no less than 80% of each lot be retained in forest should provide the necessary protection of the existing forest. Therefore, although required in previous approvals, a condition that a Conservation Plan be filed with the Soil and Water Conservation District is not included or required as a condition of this rezoning. The `Alala Recovery Plan, prepared in an effort to preserve the habitat of the critically endangered `Alala, recommends that portions of Kaloko Mauka Subdivision above the 3,200-foot elevation be designated as "essential habitat" for the `Alala. The subject properties are located at the 2,440-foot elevation and below the elevation recommended for preservation as a habitat for the `Alala. Primary access to the subject properties from the Mamalahoa Highway is provided by Kaloko Drive, a County roadway having a pavement of approximately 20 feet with 8-foot wide grassed shoulders within an 80-foot wide right-of--way. This road is able to accommodate the proposed additional 6 lots. The Mamalahoa Highway-Kaloko Drive intersection is of a "T" configuration without channelization improvements. The Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 the nearest shoreline. The proposed development will not adversely impact recreational resources, including access to and along the shoreline or to mountain areas, scenic and open space vistas, visual resources to the shoreline, coastal ecosystems and marine ecosystems. Finally, because the surrounding areas have been previously grazed by cattle and altered with agricultural development, it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the subject properties, nor has the area been identified as a significant botanical or biological habitat. Further, the applicant is not aware of any valued cultural, historical or native resources or any traditional and customary native Hawaiian rights being practiced on the properties. It is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Based on the above findings, this request to reclassify the subject properties from an Agricultural-20 acres (A-20a) to a Family Agricultural-5 acres (FA-Sa) zoned district would result in an appropriate land use pattern for the area. Further, the attached conditions are (1) necessary to prevent circumstances which may be adverse to the public health, safety and welfare; and (2) reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to (A) protection of the public from the potentially deleterious effects of the proposed use, or (B) fulfillment of the need for public service demands created by the proposed use. In this case, there is a desire to protect the forest and watershed areas, to control the overall density of the area, to preserve the present ambience of the Kaloko Mauka Subdivision and to mitigate concerns over the Kaloko/Mamalahoa intersection and the use of subdivision roads. For your favorable consideration, an ame~ldment to Section 25-8-2, the North and South Kona Districts Zone Map, of the County Zoning Code is transmitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 State Department of Transportation and County Department of Public Works have expressed the need for improvements to the Mamalahoa Highway-Kaloko Drive intersection. The need for such improvements is essential since similar changes of zone may occur throughout the Kaloko Mauka Subdivision and the creation of new homesites will place additional traffic on the intersection. As agreed to by the applicant, a fair share condition related to this concern has been included to assist in payment to the fund already created by previous change of zone ordinances for the improvement of the Mamalahoa Highway-Kaloko Drive intersection. The improvement of the intersection would be coordinated with the State Department of Transportation and the Department of Public Works. Furthermore, in order to facilitate the timely construction of necessary improvements to the Mamalahoa Highway-Kaloko Drive intersection, the applicant shall prepare a Traffic Impact Analysis Report for the intersection and perform conceptual design analyses and cost estimates for the intersection improvements meeting with the approval of the State Department of Transportation and the County Department of Public Works. The cost for this work will be charged to the applicant's fair share contribution and/or towards funds previously collected. The County's existing North Kona Water System presently provides water to the properties. Wastewater generated by future development on the properties will be disposed of in a manner meeting with the requirements of the Department of Health. Police, fire and emergency services are available from the Kealakehe Police Station and the Kailua-Kona Fire Station, located approximately 5 miles away. The closest public schools are Kealakehe Elementary & Intermediate School, and Kealakehe High School, located approximately 4 miles away. All other essential utilities and services are or will be made available to support the proposed development. Huehue Ranch, the original developers of Kaloko Mauka, funded an archaeological study of the Kaloko ahupuaa in 1970 and 1971. Of significant findings were remains of an agricultural field system which extended up to the 3500-foot elevation. The applicant has stated that recent archaeological studies prepared by Paul H. Rosendahl, Ph.D., Inc. in the immediate vicinity revealed no findings. It should be pointed out that archaeological surveys on three other parcels in the vicinity of the subject properties were conducted, and the findings revealed that there are no known historic sites on those parcels. However, the Department of Land and Natural Resources-Historic Preservation Division (DLNR-HPD) has recommended that an archaeological inventory survey be conducted and that acceptable mitigation conditions be worked out if historic sites are found on the subject properties. This recommendation has been included as a condition of approval for the subject request. The subject development is not contrary to Chapter 205A, Hawaii Revised States, relating to Coastal Zone Management. The properties are approximately 5.1 miles from Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 We are enclosing a copy of the staff background for your information. Sincerely, c. rk.~~ Geraldine M. Giffin, Chairman Planning Commission Lkamcenterspeci al i ty02 PC Enclosures cc: Mr. Thomas H. Yamamoto Mr. John T. Fujieki Mr. Alan Beall Department of Public Works Department of Water Supply Planning Department -Kona Department of Land & Natural Resources Brian Minaai, Director/DOT-Highways, Honolulu BKamCenter02.agk-11 /30/01 COiT1oTTY ®P glAdVr~II PL~INIATG DEPARTIVIEIOTT ItLYISEi) ~ACI~GIZ®IJl~ REPORT KAIVI CENTER SPECIALTY CORPORATION CI-IANGE OF ZONE APPLICATION (REZ 00-013) IMAM CENTER SPECIALTY CORPORATION has submitted an amended application for a Change of Zone to change the district classification from Agricultural (A-20a) to Family Agricultural (FA-Sa) for approximately 44-.643 acres of land. The properties are located within the Kaloko Mauka Subdivision, on the south side of Kaloko Drive at approximately the 2,440-foot elevation, Kaloko, North Kona, Hawaii, TMK: 7-3-24:1 & 2. GENERAL INFORMATION 1. Land Ownership: Kam Center Specialty Corporation has been the fee owner of the subject parcels at least since 1968. 2. August 4, 2000: Date applicant filed the original application requesting a change of zone from Agricultural (A-20a) to Family Agricultural (FA-3a), minimum 3 acres, for approximately 45.482 acres of land owned by the applicant (TMK: 7-3-24:1 & 2) and Palani Ranch Co., Inc. (TMK: 7-4-2:Portion of 8). However, due to several concerns expressed by and subsequent meetings with the residents of the Kaloko Mauka community, the applicant has submitted the amended application. GENERAL FIISTOIIICAL INFORMATION 3. August 30, 1960: Ordinance No. 24 (Subdivision Ordinance) adopted by the Board of Supervisors (predecessor to the County Council) regulating the subdivision of land within the County of Hawaii. Section 2-A of Ordinance No. 24 states that "The word `subdivision' means any division of a tract, lot or parcel of land into smaller lots, plots, or parcels for the purpose, whether immediate or future, of sale, lease or rent for all except agricultural lands in excess of twenty (20) acre pl®ts." [emphasis added] 4. July 11, 1961: State Land Use Commission created by ACT 187, SLH 1961. 5. April 21, 1962: The State Land Use Commission adopts Interim Regulations and Temporary District Boundaries which designates an Agricultural District classif cation c ~ ~ ~ ~ tl ' ~ ~ ~ t for lands located within the Kaloko Mauka Subdivision. 6. September 15, 1966: File Plan No. 994 recorded with the State Bureau of Conveyances for the subdivision of Kaloko Mauka Subdivision -Increment I, within which the subject properties are located. Kaloko Mauka Subdivision - Increment I consists of 29 lots having a minimum lot size of 20 acres. As provided for under Ordinance No. 24, approval of Kaloko Mauka Subdivision - Increment I by the Planning Director was not re uired due to proposed agricultural lot sizes in excess of 20 acres. The subject properties are located within Block 3 of Increment I consisting of 7 minimum 20-acre parcels. 7. December 26, 1966: Ordinance No. 389 adopted by the Board of Supervisors repealing Ordinance No. 24, as amended, and replacing it with new subdivision regulations applicable to the subdivision of all land, including agricultural lands in excess of 20 acres. 8. December 28, 1966: File Plan No. 1010 recorded with the State Bureau of Conveyances for the subdivision of Kaloko Mauka Subdivision - Increment II located mauka of Increment I. Increment II consists of 42 lots having a minimum lot size of 20 acres. File Plan No. 1010 was initially filed with the Bureau of Conveyances prior to the effective date of Ordinance No. 389. Therefore, approval of Kaloko Mauka Subdivision - Increment II by the Planning Director was not required due to the proposed lot sizes in excess of 20 acres. 9. 1l~Iay 24, 1967: North and South Kona Districts Zone Map adopted by Board of Supervisors, which establishes an Agricultural-20 acres (A-20a) zoning for the Kaloko Mauka Subdivision. 10. November 19, 1974: Final Subdivision Approval (No. 3490) of Kaloko Mauka Subdivision -Increment III approved by Planning Director as required under Subdivision Ordinance No. 389. Increment III consists of 24 lots ranging in size from 20 to 62 acres, for tota195 parcels within all three increments. -2- 11. February 21, 1975: The 24 lots approved under Subdivision No. 3490 were recorded with the Bureau of Conveyances as File Plan Nos. 1432, 1433, and 1434, and recognized as Kaloko Mauka Subdivision -Increments III, IV and V, respectively. PROPOSED DEVELOPll~IENT 12. Request: The applicant is requesting a Family Agricultural-5 acres (FA-Sa) zone designation in order to consolidate and resubdivide the subject properties into eight (8) lots consisting of minimum 5 acres per lot. 13. Objectives: The applicant provided the following information: "The owner wishes to subdivide the property into 5-acre minimum lots to increase the Family-Agriculture residential potential of the property and yet in keeping with the policies established by the County Council to preserve the character of the land and protect and maintain as much as possible the naturally forested areas. "The development is expected to be completed within 5 years with a development cost of approximately $600,000 for subdivision improvements. "The subdivided lots are expected to be sold to residents who wish to live in a natural forested environment with minimum disturbances to the environment. "The development of these properties into eight 5-acre lots will add an additional 6 units over and above the 2 original parcels. Although Kaloko Drive will be able to carry this additional traffic, improvements to the Kaloko Drive/MamalahoaRighway needs to be addressed. To this end traffic impact fees are being assessed at $3,101.68 per single family residence or a total of $43,423.52 for 8 lots covered by this application. "As part of the Final Subdivision approval, the applicant is willing to prepare a Traffic Impact Analysis at the Mamalahoa highway and Kaloko Drive intersection and conceptual design analysis and costs estimates for the intersection improvements, the costs of which will be charged to the applicants' fair share contribution and/or funds previously collected." 14. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit A _ Aanendecl Change of Zone Application elated. October 1, 2001) -3- I . STATE AND COUNTY PLANS 15. State Lancl Use District: Agricultural. 16. General Plan Consistency: Economic, Agricultural, and Land Use Elements goals, policies and courses of action for North Kona. 17. General Plan LUPAG 1dlap: Extensive Agricultural. 18. Kona Regional Plan: Agricultural. 19. Zoning: Agricultura120-acres (A-20a). 20. SMA: The properties are not situated within the Special Management Area (SMA). 21. Chapter 20~A, lE-IRS, Coastal Zone 1Vlanageanent: The properties are located approximately 5.1 miles east from the nearest coastline. It is not anticipated that the proposed development will adversely impact recreational resources, including access to and along the shoreline or mountain access, scenic and open space, and visual resources to and from the shoreline, coastal ecosystems or marine coastal ecosystems. 22. County Council's Resolution No. 330-96: On June 19, 1996, the County Council adopted Resolution No. 330-96, which established a policy relating to the amendment of zone district boundaries within the Kaloko Mauka Subdivision and other Kona Watershed and Mauka Forest Areas. The resolution states that no lands above the 3,000-foot elevation within the Kaloko Mauka Subdivision or the 2,500-foot elevation above sea level elsewhere in the districts of North Kona and South Kona shall be reclassified to any zone district having a minimum lot size of less than 20 acres. (See Exhibit Ii - Resolution No. 330-96) 23. County Council's Resolution No. 58-97: On June 2, 1997, the County Council adopted Resolution No. 58-97. This resolution amended the Council's policy relating to the rezoning of district boundaries within Kaloko Mauka Subdivision. The Council found that a maximum density of two dwellings per twenty acres for lands within the Kaloko Mauka Subdivision above the 3,000-foot elevation, with certain conditions, would protect the watershed and native forest and maintain aloes-density pattern. The resolution recommends that Agricultural-10 acres (A-l0a) zoning requests maybe approved for -4- r ~ only those parcels within the Kaloko Mauka Subdivision above the 3,000-foot elevation and include the conditions as stated within Resolution No. 58-97 with such recommendation provided that the other goals, policies, and standards of the General Plan are met. (See Exhibit C -Resolution No. 58-9'~ DESCRIP'T'ION OF PROPERTIES AND SURROUNDING AREAS 24. Subject Properties: The properties are a portion of the Kaloko Mauka Subdivision Increment I, established since September 1966, with minimum 20 acres in lot sizes. The subject properties are rectangular shaped, consist of a total of 44.643 acres, and are immediately contiguous to one another. The properties are overgrown with vegetation and trees, and vacant of any uses and structures. They are at an elevation of 2,440 feet above sea level and have an average slope of approximately 13 percent. 25. Surrounding Zoning/I~and Uses: The Kaloko Mauka Subdivision extends from the 1,700-foot elevation to the 5,700-foot elevation of Hualalai. Rezoning approvals for properties within the subdivision have been occurring from 1976 to present. Between the 1,700 to 2,500-foot elevation, the lands are zoned Family Agricultural (FA-3a), and Agricultural (A-3a and A-20a). Between the 2,500 to 3,000-foot elevation, the lands are zoned FA-3a, A-3a, A-Sa, A-l0a and A-20a. At the 3,000 to 4,500-foot elevation, lands are zoned A-7a, A-l0a and A-20a. Immediate adjacent lands to the north, west and east are zoned A-3a. Lands to the northwest are A-20a, and to the northeast are A-Sa. Those lands are undeveloped forested lands. Lands to the south are zoned A-20a and uses are in grazing or in natural forests. Surrounding land uses include farm dwellings, plant nurseries, agricultural activities, and undeveloped, forested land. 26. Soil C®nservation Service Soil Survey Report: The U.S. Department of Agriculture's Soil Survey Report classifies soils within the properties as Kiloa extremely stony muck (rKXD), 6 to 20 percent slopes. This soil consists ofwell-drained, thin, extremely stony organic soils over fragmental A'a lava. The surface layer is very dark brown extremely stony muck about 10 inches thick. Permeability is rapid, runoff is very slow, and the erosion hazard is slight. This soil is used for woodland and pasture. -5- 27. Land Study Bureau's Detailed Land Classification System: The Land Study Bureau classifies soils within the properties as "E" or Very Poor for agricultural productivity. This soil is unsuited for machine tillability. 28. Agricultural Lands of Importance to the State of Ilawaii (ALISII) System: Soils within the properties are classified as "Other Important Agricultural Land" by the ALISH System. "Other Important Agricultural Land" are lands other than Prime or Unique Agricultural Land that is also of wide or local importance for agricultural use. 29. FIRI@%I: The properties are located within Zone X, areas determined to be outside the 500-year flood plain. 30. `Alala Recovery Plan: This plan dated October 28, 1982, prepared and approved by the U.S. Fish and Wildlife Service in cooperation with the `Alala Recovery Team, recommends that certain selected essential habitats be preserved and properly managed to provide for the continued existence and growth of the population of the `Alala, an endangered bird whose population has reached an extremely critical state. The Central Kona area along the north and west slopes of Ilualalai is considered to be the center of concentration for breeding `Alala. The Plan recommends that portion of the lands of Kaloko above approximately 3,200 feet to 3,400 feet elevation, including all parcels in Blocks 8 thru 13 of Kaloko Mauka Subdivision, be designated as essential habitat for the `Alala. Once such a habitat is "secured," a specific management plan for each habitat needs to be developed which would address the improvement of food supplies, protection from grazing, predators and wildfires, and other management and monitoring activities to provide for a stable and secure environment for the recovery of the `Alala. The subject properties are located at an elevation of approximately 2,440 feet above mean sea level, below the elevation recommended as an essential habitat. 31. Flora and Fauna Resources: The subject properties are heavily forested with native trees and shrubs such as ohia, tree fern as well as other non-native plants. Wildlife in the area consists of miscellaneous forest birds such as Chinese pheasant, turkeys, hawks, and other mammals. Minimal clearing is not expected to damage habitat for the wildlife. -6- 32. Archaeoiogicai Resources: Huehue Ranch, the original developers of Kaloko Mauka, funded an archaeological study of the Kaloko ahupuaa in 1970 and 1971. Of significant findings were remains of an agricultural field system which extended up to the 3500-foot elevation. The applicant has stated that recent archaeological studies prepared by Paul H. Rosendahl, Ph.D., Inc in the immediate vicinity revealed no findings. It should be pointed out that archaeological surveys on three other parcels in the vicinity of the subject properties were conducted, and the findings revealed that there are no known historic sites on those parcels. PUBLIC U'T'ILITIES AND SERVICES 33. Roadway: Primary access to the subject properties from Mamalahoa Highway is provided by Kaloko Drive, a County roadway, which has an 80-foot right-of--way with a 20-foot wide pavement and 8-foot wide grass shoulders. The properties front Kaloko Drive. The MamalahoaRighway-Kaloko Drive intersection is of a "T" configuration without channelization improvements. 34. 10lagnalahoa Ilighway/I~aloko Drive intersection: Fair share contributions have been collected through conditions of change of zone requests and there is an additional $48,000 which was appropriated (Ordinance No. 94-92) for the improvement of the Mamalahoa Highway- Kaloko Drive intersection. In order to facilitate the timely construction of necessary improvements to the MamalahoaRighway-Kaloko Drive intersection, the applicant has proposed to prepare a Traffic Impact Analysis for the Mamalahoa Highway/Kaloko Drive intersection and perform a conceptual design analysis and cost estimates for the intersection improvements. The cost for this work will be charged to the applicant's fair share contribution andlor towards funds previously collected. 35. Water: County water system services to the properties are from Kaloko Booster Pump No. 1 via a 4-inch waterline along Kaloko Drive. The Kaloko Site No. 3 water reservoir is located adjacent to the project area. -7- . 36. Wasteavater: According to the Department of Health, the properties are located in the Critical Wastewater Disposal Area where cesspools are not allowed and thus, require disposal into a Septic Tank System. Wastewater will be disposed of in accordance with the policies and standards of the Department of Health. 37. Police, Fire and Emergency Services: Police, fire and emergency services are available from the Kealakehe Police Station and the Kailua-Kona Fire Station, located approximately 5 miles away. 38. Schools: The closest public schools are Kealakehe Elementary & Intermediate School and Kealakehe High School, located approximately 4 miles away. 39. Services: All essential utilities and services are available to the subject properties. AGENCIES' COMMENTS 40. Police Department (October 23, 2001 Memo): "Staff has reviewed the above-referenced amendment and has several concerns about the zone change. "On page 6, the application makes reference to the assessment of traffic impact; however, it is unclear as to when the assessment will occur or which agency will receive the money. If our assumption that the Department of Transportation will receive the assessment is valid, do they have a date set for improvements to the Kaloko/Mamalahoa intersection? "It would appear that all of Kaloko Mauka will be rezoned from 20-acre lots to between one and five acre lots. Each request increases the density of this area and will have an effect on needed police services." 41. Department of Finance -Real Property Tax Division (October 12, 2001 Memo): "Comments from the Appraisal Section: There are no comments at this time. "Comments from the collection section: Current Real Property taxes are paid through December 31, 2001 for both parcels." 42. Department of I~Iealtla (August 31, 2000 Memo): "The subject lots are located in the Critical Wastewater Disposal Area where cesspools are not allowed. Any development on these lots would require all wastewater be disposed into a Septic Tank System. -8- "Underground Injection Systems (I'h. 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."' 43. Land- Use Commission (®ctober 24, 2001 Letter): "We have reviewed the subject amendment to the change of zone application forwarded by your memorandum dated October 10, 2001, and confirm that the subject parcels are located within the boundary of the State Land Use Agricultural District. "We request clarification as to the specific types of agricultural activity that will be undertaken in the subdivision in light of the parcels' rocky topography and poor soil conditions. We have no further comments to offer at this time. We appreciate the opportunity to comment on the subject amendment." 44. Dona Soil and Water Conservation District (November 26, 2001 Memo): "This parcel is outside of the area detailed in the North Kona Floodplain Management Study. Though not associated with any of the channels, care should be exercised to protect the site from localized runoff generated during land clearing activities. There may also be small, unmapped, channels in the area that only carry water during heavy rainfall events. Erosion and sediment control measures should be reviewed before land clearing activities are undertaken. This area is an important watershed for groundwater recharge and native plant and animal species habitat. Care should be exercised to protect the integrity of these elements in the Kaloko Mauka Subdivision." 45. Department of Public Works: (See Exhibit D -November 16, 2001 1l~Iemo) 46. Department of Water Supply: (See Exhibit E -November 27, 2001 1Vlemo) 47. Fire Department: (See Exhibit F - October 15, 2001 1Vlemo and Applicant's Response -November 26, 2001 Letter) 48. Department of Land and Natural Resources-Historic Preservation Division: (See Exhibit G -September 15, 2000 Letter and Applicant's Response -October 4, 2000 Letter) 49. Department of ~'ransportation: (See Exhibit II -November 21, 2001 Letter and Applicant's Response -November 28, 2001 Letter) 50. Applicant's Response to agencies: (See Exhibit I -November 26 and 30, 2001 Letters) -9- AGENCIES- - NO RESPONSE 51. Department of Land and Natural Resources -Land Division and Land Management Division, and Department of Agriculture. PU>SLIC COMll~IENTS 52. The department has not received any written comments or objections from the general public or adjacent landowners on the subject amended application. -10- October 1, 2001 _ _ ~ n APPLICATION FOIZ CHANGE OF ZONE ~ COUNTY OF I-IAV6TAII ; ~ ~ - PLANNING DEPARTMENT I KALOKO MAUKA SUBDIVISION INCREMENT 1 LOT 6 & 7, BLOCK 3 TMK (3) 7-3-24: 1 ~i 2 1. CHANGE OF ZONE A-20a to FA-Sa 1 Appli cant: Kam C .ter Specaalty Corp 1620 N. School Street I-Ionolaala~, HI. 96817 Agent: Thomas H. Yarnatnoto P.O. Box 6154 Kamuela, HI. 96743 ~e 'I'IOIY I~1~V~~,OPlOZENT, INC Tel (808) 885-3411 Land Development Consultant Fax (808) 885-1622 I3i.O. 13ox 6150 Email thy ,hawaii.rr.com Kamuela, HI. 96743 October 1, 2001 Heir. Christopher Yuen Planning Director County Planning Department County of Hawaii 25 Aupuni St Hilo, HI 96720 Dear Mr. Yuen, Subject: Amendment to Change of Zone Application (REZ 00-013) Applicant: Kam Center Specialty Corporation Request: Agricultural (A-20 to Family Agricultural (FA-Sa) TNIK (3) 7-3-24: 1 ~i 2 Change of Zone Application (REZ 00-013) was filed with the Planning Department on August 4, ' 2000 and heard by the Planning Commission on November 1, 2000. This application included TMK (3) 7-3-24:1 & 2 owned by Kam Center Specialty Corp and a portion of Lot 3A-1-A-2, Honolahau 1~, North Kona, T1ViK (3) 7-4-2:Por 8 owned by the Greenwell family. The change of zone was from A-20a to FA-3a. At the Planning Commission's hearing the Kaloko Community Association expressed several concerns regarding the application resulting in a recommendation by the Planning Commission that action on the application be deferred pending further discussions between the applicant and the Kaloko Community Association. Several meetings were held between the affected parties these past months in order to arrive at an acceptable plan.. Most notably among the community's concerns was the proposed connection to the Greenwell parcel and the size of the intended lots. The following are the changes made to the original application which we are consistent with the community concerns: 1. The amended application will include only those lands (TMK 7-3-24:1 ~ 2) owned by Kam Center Specialty Corp. That portion of lands (TMK 7-4-2:Por 8) owned by the Greenwell family has been deleted from the application. 2. The amended rezoning request will be changed from A-20a to FA-3a to A-20a to FA-Sa 3. A 100-foot (instead of 60-foot) "forest reserve easement" for buffer purposes along Kaloko Drive. 4. A 100-foot (instead of 60-foot) structural set back along Kaloko Drive and a 30-foot structural setback along internal lot boundaries. S. At least 70% (Instead of 50%) of the lot area shall be retained in forest. . 6. No tree or shrub with trunk size over 6" in diameter on any lot shall be cut back, removed, or killed unless diseased or such cutting, removal or killing is necessary for the construction of any lawful structure or improvements to the lot. 1?ach lot will be restricted to one single-family dwelling. 8. The connecting roadway to the Greenwell parcel has been eliminated in favor of a cul-de-sac servicing the proposed lots. 9. The Plot Plan has been revised reflecting the new cul-de-sac and lot sizes of 5-acre minlmum. Please find enclosed our Amended Application (20 copies} for your action. Also please find the revised Plot Plan (2' x 3') and the description of the property. Please call me should you have any questions. Very truly yours, Thomas t-i, Yamarn o President October 1, 2001 APPLICATION FOIL CI~IANGE OF ZONE COUNTY OF IIAV4TAII PLANNING DEPAIZTIVIENT KALOKO MAUKA SUBDIVISION 1NC~E1I~IENT 1 LOT` 6 ~i 7, BLOCK 3 T1diK (3) 7-3-24: 1 ~ 2 CHANGE OF ZONE A-20a to FA-Sa Applicant: K~ Center Specialty Corp 1620 N. School Street I-3onolulaa, 96817 Agent: Thomas I-I. Yama~anoto P.O. Box 6150 Katn~aela, III. 96743 nt + - ~~~L~ ~1` 1.®1\ 1 ~1\ 1 S APPLICATION FORM 1-lb VICINITY MAP 2 LOCATION MAP 3 PLOT PLAN 3a DEVELOPMENT PLAN 4 EACKGROUND AND COUNTY ENVIRONMENTAL REPORT 5 A. Subject Request 5 E. Conformance with State/County Plans 6 C. Physical Characteristics and Environmental Setting of the ProFerty and Surrounding Area 7 - 9 D. Public Facilities and Services 11 E. Environmental Assessgnent and Analysis 12 -12a ZONING QUESTIONNAIRE 13 - 16b CURRENT ZONING MAP 17 MAJOR LAND OWNERS AND CURRENT USES 18 EXISTING WATER SYSTEM MAPS 19 - 20 co~~~ o~ ~w~.il ~L~~ ~ C~l~1GE ~Ol®1Ia APPI.ICA~'I®1~T 4 ~ ~ ~ ~ 1~ ~ ~ ('T'ypo or legibly print the requested information} APPLICANT KAM CENTER SPECIALITY CORD APPLICANT'S SIGNATURE: .See attached sheet) DATE ADDRESS: 1620 N. SCHOOL S'T`REET HONOLULU I=II. 96817 ' LIST APPLICAN'T'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAlliIES OF MAIN OFFICERS See o~ers aa~proval list PHONE: (I3us) ~(.sos~ s32-s452 (Res) (Fax} ~sos~ s32-s41o LANDOWNER(S) See attached Sheet LANDOWNER SIGNATURE(S~See attached sheetl DATE (May be by letter) LANDOWNER(S) ADDRESS: See attached Shect REQUEST: A-ZOa TO FA-v~:5a (existing zoning) (Proposed zonirrg) TAX 1~rIAP KEY 3 7-3-24:1 & 2 and STREET ADDRESS OF PROPERTY: KALOKO DRIVE _ _ - - - SIZE OI' PROPERTY OR AFFECTED AREA(S) TO I3E REZONED: 44.643 ACRES _ AGENT: 'Thoxra~s H. Yaayaamoto ADDRESS: P.O. Eox 6150 - Kansuel HI. 96743 TELEI°I-IONE: (I'3us} s8s-3411 (Res) (Fax> sss-1622 - Please indicate to whonx original correspondence and copies should be sent. O1tIGI1~IAL: Agent COPIES A~licant L~6 ~i 7,8-3 . . ~o°r ®~rNERS AP~ROVAI. (for X08 Applic~~on) A. I,O'T' 6 7 ' . )3LOCI~ 3, INCREMENT' 1 KAI,OI~O MAUNA SL3130IVISION T~IIC (3) 7-3-24: 1 dz 2 O~INETt: I~aaax Cc~t~ Speca~lty Corporation 1620 N. School Strc~~ I'lonolaaln, ICI 9681 ~ Ey ~ / N e: ~~®B'1 ~ i Chi T'itl~: ~~<~s~` ~ ~ Nye: T`itlo: I-ION®I~4 U 1~`, N®i ~4t~d~ ..u~ O. lox ~d220 ~a4~: X12.08 I~ilua ~ no Y. :°y:. JAMES lid. GREENWEL>1 ~ ~ ~ JAMES S. GREENWEIaII,, J I,. GItEEN~EI.I. BENDY GREEN~IE~.J~ CRAVEN C~IRISTTNE Ci. CI-IURCI-~I.L I"IEAT°fiER LOl~TREY CRAVEN AN-fiI-TONY CRAVEN, J1Z. SCOT` C. CRAVEN JAMES M. GREEN`VEI,L finast~~, L,eon~rdi Trr~st d LoT oo~rNl:RS A~~ROVAL (for Zoflaha~ Application) A. LOT 6 ~i 7 ' ~L(K 3, INCREIl~NT 1 KAL~KO IdIAUKA SU~I~IVISI®N TI~iK (3) 7-3-24: 1 ~ 2 OVVNEIZ: Karr C~at~ Specflalty Co~ora~on 1620 N. School Sit Honolulu, HI 96II17 13 Title: ley Naan~: . , Ti~~: H®N®KA HAU 1", N~R_T_ I~.$~-.°...' Vim` _v::: P_O.13ox 4220 :{-7~2':' .0~... Karlana ®n~ ..'~&~'~45 J ~ ~S lbd. GR~ENLL /r ~ v J _ S L. C ~ L.L ~ ~NDS~' - LL CRA i CHRIS . C HILL ~a HE LO JAY ~ ? G A ~N . C VIdN, JR. _ . CRA ~IoT e J I?S ibl, GI? LL fires Leopardi Trust 6~ 1 K~LOKO MAUK,4 SUBDIVi..~ON ~~a INCREMENT 1 LOTS 6 & ®LOCK 3 TI~IK: (3) 7--~3-~24: 1 8c 2 ee A ~qp 3000 ••®.ev. ZCt+IE IN FEET <%100: K A U L A N A K A U P U LEN U e006 s,•~••°~ PUUWAA WAA soon 11AKAULA 0 011 A I 'c" "at'a,m~z ~ , a ~°aa ° J 1 N° ` S _ ~ u` ~ ~ d ~ ~fEcT l 9t ~ V ~ a ~NO J N 0 PK K~ PL .1 ~ ~ 1 ~ ~ l KE 'bb ~~P n O a ~ ~ H ~b P Q V P PLO 0 L~ N 3 1 ~/I~II~IITY MAP ~ _ _ KASL®K® M~UKA SU~vIVISION ~ rnvE INCREMENT 1 ~ L®TS 6 8c ~L®CK 3 0 ~ 3 a TMK: (3) ~®~~24: 1 2 SCALE IN FEET (X1000) TMK: 7-3-48: 5~~~ ~ ~ ...~i ~ ~ Va K ~ U ~ U I_ ~ _ .i TMK: 7-3-27: i ~ ~ ~ o i ~ I. i J TMK: 7-3-26 ~ .i ~ I % ~ _ o ~ i• .i - TMK: 7-3-25: .i BJE M A K A U L A • ~ ® ® M A TMK: 7-3-24: i-- r--'-•- 2®p0 I 3 0 r o I O ~.~~TI~N 3 Q , z ' o ti N ~ ~ _ ~ N ~ ~ N ~ n i ~ L~ ~ 1~ ~ ~ ~ ~mm O ~ o o ~ J ~ Q m 0 ~ r ~ ~ 0 ~ s 3 o j i _ ~ Y U O J m o II ~ s j N ~y / i~ ~i //7 yy~ ~ ~ Z i 4 J 0 0 j ~ « ~ Z U ~i w r N ~ ~ ~ ~ e r ro i4 3 ~ ~o m « ~ ~ • x e, ~ w A r ~ ~ M D~)J ~ Y ~ 4 U 9 ~ i 6 § 4 § Y ~ o ~ ~ ~ § A ~ ~ - ~ x x § § § 0 ~~o~os~n r~~v~~o~M~Nr ~~~v 0 KAI.OKO MAUKA SLIC~nIVI510N I.OrS 6 & 7, C~~OCK INC~~M~Nr I 2~~0 LOT 2 ~'t~o SAO O~ as LOT 1 sss' `o~i- ~3 LOT 5 8 ~o 6~ ~ 5.272 ACS ~i~~ \ i °~m. QG~ ~~~o 7 % LOT 9 5.491 ACS. % 0 ~b° ~o~ % ~ rya 6 36j. 5.194 ACS. 5.679 ACS. 'S4' ess~ ry ~2~ ~a~ o X90 % • 5.322 ACS. 5.596 ACS. a N • ~ 578' % 9 LOT 4A ~~o, j• ~ 4 5.426 ACS. 3 n LOT 4 S 5.335 ACS. ~ Sd, a O• 5a~ LOT 4C LOT 4D 0 Z a LOT 3A-~ 1 -A-2 0 a Lot 6 ~i Rlk 3 T 7-3-~4;1 ~ 2 ~1®T~~D (®cl~i~r 1, 2®®1) DACI{GROUND AND COUNTY ENVIRONIVIENTAL REPORT A. SUE;3ECT RE UEST 1. Details of Proposed Use/Development la. PROPERTY DESCRIPTION The subject property is located on the naakai side of I~aloko Drive at approximately the 2440afoot elevation identilfled as Lot 6 ~c 7, Elock 3 Increment 1, Kaloko 19dauka Subdivision, North Iona. The property is heavily forested and slopes approximately 13%. lb. REASON FOIL IRIS REQUEST The owner wishes to subdivide the property into 5-acre minimumn lots to increase the Family-Agriculture residential potential of the pr®perty and yet in keeping with the policies established ly the County Council to preserve the character of the land and protect and maintain as much as possible the naturally forested areas. 1c. NUlOER OF ACRES/S DARE FEET Q The area covered by this application is 44.643 acres. ld. PROPOSED UNITS There are no existing buildings on the property and none is proposed as part of this application. le. TIME FRAME AND COSTS The development is expected to be completed within 5 years with a development cost of approximately 5600,000 for subdivision ignprovements. + lf. 1VIEl@ERSRIP SIZE, ETC The subdivided lots are expected to be sold to residents who wish to live in a nata~ral f®rested effiVironffient with nBBnlmuffi disturbances t® the envir®nanent. lg. PA G ARRANGElO~IENT Parking shall conform to county reeluirements for agriculture and residential uses. It is anticipated that there will be one residential unit per subdivided lot. 1 h. TRAFFIC EVIPACTS h, S-arc'-r!~ ~ The developffient of these properties into au~~e Lots will add an additional :units over and above the 2 original parcels. Although I~aloko Drive will be able to carry this additional traffic, i~ffiprovements to the I~aloko Drive/1VIaBnalahoa I$ighway ~aeeds to be addressed. To this end traffic impact es are being assessed at 53,101.68 per si~agle family residence or a total of 543,423.52 for = ~ ots covered by this application. The Applicant's agent net with the Department of Transportation, a naeflnber of the co~nanunity and the Coufficilgnan representing the district to discuss possible iffiaprovegffients to the I~aloko drive/1®'Ia'nalahoa Tlighway intersection. Additional meetings are being coffipteenplated. In order to facilitate this work the owner is willing to coordinate a1i consultants"for a timely execution of the ls~ phase of the planning and design processes. Costs for the worl~ will be charged to the applicant's fair share contribution and towards the amount :previously collected frown other landowners. The applicant is also agreeable to ~ the consolidatioffi of its various fair share contribution (ie. Parks, police, etc) into the coananaanity's most pressing need swath as traffic improveffients. ,j As part of the Fiffial Subdivision approval, the applicant is willing to prepare a Traffic Iffi~pact Analysis at the 1Vlanpalahoa highway and I~aloko Drive intersection and conceptual design analysis and costs estimates for the iffitersection ianprnveenaents, the costs of which avill be charged to applicants' fair share contribution and/or funds previously collected. li. OTIIEIt RELATED INFO TION The County C®uncil passed 2 resolutions regarding the recommended lot sizes in the I~aloko 1Vlanl~a Subdivision. (Resolution #330-96 dated June 19,1996 and IBesolaation # 5g- 9'7 dated June 2,199' This rezoning request is within the bottoan one-third of the subdivision recoannaended for agriculture-3 acre (FA-3a) ffi~animum. lj. PROPOSED ONSITE AND OFFSITE INFRASTRUCTURE The property is along I{aloko Drive which is paved and has water and power lines servicing the. area. This development will require a roadway of approxiffiately 2000 feet and utilities water, power, telephone) which are proposed to be constructed according to County Standards. I$. CONFORI~IANCE ~'IT~ STATE/COUNTY PLANS 2. STATE LAND USE DESIGNATION The SLUC designation is Agriculture. The designation wiII not change. 3. APPLICABLE GOALS/POLICIES AND OE.IECTIVES OF TAE GENERAL PLAN The General flan policy supports rural-style residential-agricultural developments within existing and appropriate rural coenBnunities. Likewise the General Plan Support Document in the Land Use-Agriculture subsection provides additional support for this type of development. 4. GENERAL PLAN DESIGNATION This .change is expected to conform to the General Plan designation. 5. BONING The present zoning is A-2®a. The proposed zoning will be FA-Sa. ~ Several parcels in the vicinity of the subject property have been rezoned to FA-3a. The rezoning of the subject property is consistent with the recent re-zonings. County ~ Council Resolution No. 3311-96 recognizes that such rezoning ordinances have set a pattern ' of Agricultural 3-acre (FA-3a) ~niniBnuna lot size densities fn the bottoffi one-third of the I{alol;o 1Vlaa~ka Subdivision. 6. CO16~UNITY DEYELOPIbIENT PLAN `The property is not subject to this requireanent. 7. SPECIAL 10'd.ANAGEI~IENT AREA The property is not subject to this requireBnent. C. PIIYSICAL CRAItACTERISTICS. ENVIItON1VIENTAL SETTING ~ ~ SUIIItOU NDING AREA ~'IIYSIC~L CIIAIdf1 CTL°IiISTICS/ENT~I~ONI~ENTAL SETTING 8. DESCRIPTION OF SU~,TECT PROPERTY, LOCATION, CLIIVIATE, TOPOGItA.PIIY, ETC. The subject property totals 44.643 acres in size and is rectangular in shape. It is approxianately 5.1 miles inland from the coastline at elevation ~44~' and has an average slope of ~tpproxi~nately 13°/®, The property is heavily forested as is the surrounding parcels although several parcels within tie I~aloko i~Iauka subdivision .have been grubbed. The temperature is 1~ to 15 degrees cooler than the coastal areas. Rainfall averages .approximately 75" per year. The soil classifDCation is 6`E" (poor), the area is too rocky for conventional agriculture uses. There are no existing structures on the property. 9. LAVA IIAZAItD ZONE Tl~e property is not designated as Lava 13azard Zone. The earliest flow is approximately 200 years old. 10. DISTANCE FIZOI6~I COAST LINE The subject parcel is approximately 5.1 miles from the coastline. 11. AGRICULTURAL LANDS OF I19~PO1tTANCE IN TIIE STATE OF 1$A~VAII (ALISII) DESIGNATION The ALISII designation for this parcel is "other important land", land other than i prime Or 8flnid16~e. i ~ 12. USDA NATURAL RESOURCES CONSERVATION SERVICES SOIL SERVICE ~ REP®liT SOIL. TYPE The soil type is I~iloa Extremely Stony l0~iuck (rI~D), 6% to 20°/® slopes. "In a representative profile the surface layer is very dark brown extremely stony muck about 5 inches thick, It is underlain by fragmented Aa lava. This soil is neutral in reaction. Permeability- is rapid, runoff is slo`v, and the erosion hazard is slight. Roots are matted in the surface layer, but some roots extend to a depth of 20 inches into the cracks in the lava. The soil is used for woodland, pasture, and orchards." 13. LAND STUDY I$UItEAU SOIL, RATING The rating is E270. The agricultural suitability of this land type "E" is very poorly suited. ~ 14. FIRl@~ DESIGNATION The Flood Insurance hate lOVlap (FIR10~I) designation is 66X99, 15. EXISTING D AGE WAYS OR Il~IPROVEIVIENTS There -are no visible existing drainage evays or improvements other than roadside drainage swales. Because of its rocky nature no runoff or erosion are visible or have been experienced in this area, l0~duch of the environmental setting within this area has not changed since the construction I{aloko .Drive and other secondary roads approximately 2S years ago. The forest has taken over the cleared areas needed to build the roads except for the travel ways .and shoulders. Very few lots have been grubbed and cleared for pastoral or other uses® _ 16. Aht/10TOISE/WATER QUALITY' The subject parcel has not been disturbed as well as the surrounding parcels and has been in its natural state except for the existing infrastructure. Except for the miniffial traffic, there is no evidence of any visible environgnental degradation. ,~dlsTOlZIC~iL .S®URCES 17. EXISTING AIdChAEOLOGICAL, CULTURAL OII ffiSTORIC SITES In 1970 and 1971, the developers of ICaloko 1Vlauka funded an archaeological study I of the I~aloko ahupuaa. Additionally, the National Park Service published in 1991 a report t entitle ~bAn Ahupuaa Study: The 1971 Archaeological work at l~aloko Ahupuaa, North Dona". Of signifBCant findings were remains of an agricultural field systeffi up to the 3500- foot elevation at certain locations. The historic Preservation Division of the State Department of Land and Natural Resources indicated that an archaeology study and field investigation was commissioned- by lot owners. No report has yet been received by the DepartYnent. Recent archaeolo ical studies re ared b Paul h. Rosendahl Ph.D. Inc in th g p p y 9 9 e inflanediate vicinity revealed no findings. (See Rosendahl Archaeological Assessment Survey ~ for T (3) 7-3-25:13. rv~L s®v~c.~s J 18. EXISTING FLORAL/FAIJNAL RESOURCES The subject parcel is heavily forested with native trees and shrubs such as obis, tree fern as well as other non-native plants. i~inianal clearing in the future is not expected to bring appreciable change. i i `'Wildlife in the area consists of miscellaneous forest birds such as Chinese pheasant, turkeys, hawks, and other xnani~nals. l~iiniflnal clearing is not expected to daanage habitat for the wildlife. The Alala Recovery Plan dated October 28,1982 by the U.S. Fish and Wildlife Service recommended that certain essential habitats be preserved and property Bnanaged. `T'his plan recommends that those lands above the 3200 feet elevation in the lands of I~aloko be designated as essential habitats for the Alala. The subject property is at approximately 240 feet elevation, below the recoxnanended elevation as essential habitats. _ _ 19. SCEI®TIC Oli COASTAL RESOURCES The subject parcel is 5.1 miles fropn the coastline and does not ianpact its resources. In-as-gnuch-as the area is heavily forested views frogn the parcel is ffiiniffial if any. Any structures built would probably be hidden by the trees and shrubs. SOCIAL-ECONO1~ddC C~f4I~ACTERISTICS 2D. SOCIAL SETTLE1bIENT PATTERN FOR TI3E AREA Approximately 5 plant nurseries exist within the I~aloko 1blauka developgnent. These ~ are operated oaainly by the lot owners who also live on the property. ~ Purchasers of lots and home builders within the developgnent are of the upper r middle class who are either retired or have employment in SVest Rawaii. Investanents in house and lot are expected to be in the range of 350,0 to $50®,t~0. 21. ECO1~OlVIIC RESOURCES OF T13E AREA The development is residential in nature with a large portion of the forested areas undisturbed. A few lots are in pastorial use. The best use of the land is low density residential with ffiininlal clearing of the forested areas. 22. LAND VALUES The value of land in I~aloko 1dlaul;a has remained relatively stable over the years. The selling prices for 3-acre lots range from $1~O,D to 5200,0. For 20-acre lots the range is 5425,000 to 5650,000. ~ S'UI~OUNDING LANDS 23. LAND USE Immediately surrounding the subject parcel, the use is priffiarily low-density residential with a mininauna .amount of clearing of the forested areas. Although the I{aloko ~Iaul~a subdivision was originally subdivided into large parcels (2U-acre mfni~nun~) nuanerous re-zonings have been approved for 3, and 10-acre lots. Other land uses include nurseries and grazi~ag for cattle. Lands surrounding I{aloko 1®'Iaulca are owned by the State of Rawafi, Eishop Estate end I'alani Ranch, The primary uses of these lands are either grazing or in natural forests. (see neap, 461VI~jor Land Owners and Current Uses ) 24. ~O1~TIl~iG The satiating zonings of the surrounding parcels are shown on map, "Current ~oning~§ D. I'U~UIC FACILITIES AND SERVICES 25. DESCRIPTI®1`1®F ACCESS The primary roadway through the I~aloko 16~Iauka Subdivision is I{aloko Drive, an 8® foot right of way, 22-foot paveanent width and 8-foot shoulders. The subject property fronts I{aloko Drive within the 1Kaloko 19~Iauka Subdivision. The grass swales have been effective in handling the runoff with no evidence of erosion ' along the roadside. There should be no appreciable impact on the roadway infrastructure from this project. 26. AVAILAEII,ITY ®F `VATER The I~aloko l~auka Subdivision water systegn is serviced through I~aloko booster Fu~np laio. 1 along the hIaffialohoa highway at elevation 1440 feet. Through a series of booster pumps, water is pumped to 7 reservoirs for a total storage capacity of ~1#1,~00 . gallons. The anauka reservoir is at elevation 5106 feet slaking it possible to service the subdivision at its higher elevations. See snap "Existing Water System's The subject development will add only 6 additional lots.l0'Iiniynufln water is contemplated for landscape or agricultural uses because of the high rainfall. 27. SEWAGE DISP®SAI, ~ Wastewater disposal will be in accordance with the policies and standards of the State Department of Realth. Septic systems have been approved by the D®~ on previous rezoning applications. 28. S®I~ID WASTE Solid waste disposal will be by individual lot owners or through private collection such as PFI Rubbish Service. 29. P'®LICE A1~D FIRE PIt®TECTION Iflnpacta on police and fire protection are at a ininiYnuyn with an increase of 6 additional unite above the original two parcels in this development, All roadways are paved and able to handle the anticipated traffic and equipment. 3®. SCHOOLS Public schools are available with the school district. I~ealakehe Elementary School services the lower grades, while the newly built I~ealakehe High School will service the middle and upper grades. Several private pre-school are strategically located through-out the community. 31. PADS Public parks and playground facilities are located at the Old Airport grounds in I~ailua town, 32. OTHER UTILITIES AND SERVICES Overhead power and telephone services are existing within the road right of way ~ and are available to the proposed developanent. E. ENVZ€IONIVIENTAL ASSESSl~E1VT AND ANALYSIS 33. RELATIONSHIP 13ETVVEEN LOCAL SHORT TERIVI USES OF ENVIRONMENT AND 1mIAINTENANCE AND ENHANCElO~IENT OF LONG TER1dI PRODUCTIVITY After completion of road improvements and partial clearing of the property, the proposed residential uses will be permanent with aninianal iffipacta 34. 1dIITIGATIVE 16~IEASURES PROPOSED TO AVOID,IVIINIlVIIZE, RECTIFY OR REDUCE IlVIPACT The following mitigating measures are being proposed: ~ a. A lOQ-foot "forest reserve easement" for buffer purposes along I~aloko Drive. _ b. A 1®0-foot structural set back along I~aloko Drive and a 3~foot structural setback along internal boundaries. c. A 3Q foot "forest reserve easement" along all lot lines as a buffer between parcels d. At least 70®/® of the lot area shall be retained in forest e. A restriction against second dwelling on each lot f. A "fair share' contribution to mitigate any potential regional iflnpacts g. Coordination in traffic mitigation measures (see item lh) h. No tree or shrub over 6 inches in trunk size diameter on any lot shall be cut back, removed or killed unless diseased or such cutting, regnoval or killing is necessary for the construction of any lawful structure or other iBnprovements to the lot, r _ 35. ALTERNATIVES TO TAE PROPOSED DEVELOPMENT There are no other reasonable alternatives except not to subdivide and leave the parcel u$~divided. 36. IRREVERSIBLE AND IR1tETRIEVADLE COMMITMENTS OE NATURAL RESOITItES TRAAT VVOIJLD DE INVOLVED IF PROPOSED ACTION IMPLEMENTED A nlaxiinu~ of 30®/0 of the forested area on each subdivided lot `vould be disturbed for the construction of a dwelling and other itnprove~ents. Cleared areas mill be landscaped partly with indigenous plants as well as introduced foliage. 4 1 l ATTACIL~'IENT Agricultural Rezoning PLANNING DEPARTMENT L COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject I land in accordance with the approved change of zone? 1. If des, please answer the rest of question 1 and then to question 3. ~~3 a. How many acres of the requested area do you intend to subdivide? r b. Into what lot sizes? ~ ~ ~,r `j c. If your request is approved, approxittaately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? / n} d. Do you intend to build houses on the newly created lots? /1/® If yes, please answer the following questions: • On how many of those lots? ` At what approximate price range? House I.ot ..a Total Approximately how long, after approval of the subdivision, would the first house be available for occupancy? If you intend to subdivide, please submit a preliminary schematic ~ subdivision plan together with your change of zone application form. ~l~ ~ 2. If you have no firth plans of subdividing the subject area, do you z::::: intend to: a. Sell or lease Gh~ land to someone who has firm plans? b. Sell or lease the land to someone who has tentative plans? c. 5e11 or lease the land to someone who has no plans? d. Keep it? ' e. Other (please state) m /~j r , 1 f. If you intend to do either a, b, c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you ea~pect to transfer the subject land to another party. 3. Do you think that your request and your further plans for the land will alleviate the local housing situation? 2 How? V ~ c~c ~ri-~C ~~z ~ r I 4. ~1re there any buildings on the subject area? ~ ~ D If so, what kind? ~ What do you intend to do with those buildings if your request is approved? - 5. Is the subject land currently being used for any agricultural activity? /V O If so, please list the kinds of products grown and on how many square feet or acres of land per product. 6. Was your request to allow for the creation of smaller agricultural ~ lots? ~ ~ ~ _ ~ ` `u / If so, did your plan include the following considerations? a. Commodity to be produced? What kinds of commodity? b. Suitablility of the proposed lot®size for that commodity? c. Sufficient farm size to allow reasonable chance. of success in com~?ercial agriculture? ® r~ - -2 d. Agricultural leases or other forms of assurance that potential buyers or leases would put the subject area into some form of agricultural use? - Please state the proposed type of arrangement. Please submit your agricultural plans for the subject area and present evidence of consideration of the above requirements together with your request for a change of zone. r r _ If you do not intend to subdivide the subject land for some sort of agricultural purpose, please state your other reasons. r' 7. ~o your knowledge, has there been any flooding and/or drainage problem o /v on the subject area? ~ Tf so, please describe the problem. 8. Do you think that the roads leading to the subject area needs improvements ~ ~ p ~ < `h ~ •~~o `?1 vas ate' t n~s~°h ~ If so, what kind? hn~Gs'1~,(a~oc~°~r,u~ ~ ~~~vkv ire- 1~~~°'- Is the road adequate for the proposed traffic volume or load? ~j 9. What sort of governmental assistance and/or improvements do you feel will 3 be needed in the subject area when developed? Yes No i a. Schools b. Roads ~ r c. Sewer ~C r d. Drainage ~ ~o i ~ ~j - ®3 i Yes N® e. Police Protection f. Fire Protection ~C g. Recreational Facilities ~ h. Public Utilities i. Other For those checked "yes," please elaborate what type or kinds of improveanents and/or assistance are needed. I` ys` Signature: $~2 ~ Address: fielephone: Date: r~- ®4 L®°r owNERS AIa~R®VAL (f®~ ~®a~ Quesd®ne) A. LO°T 6 ~ 7 ' . ELOCIC 3, INCREMENT 1 KAL.OI~® MAiJI~A SI1131~IVISION TMIC (3) `~-3-24: 1 di 2 OVVl~TER: I~~a Cater Spe~ialry Corporation 1620 N. S6hool Steeet ~Ionolulu, III 96~1`~ Ey ~ 'Title: i 13y N 'Title: ,__W. Y I-I®N®I~A TIAU I", NORT~-I ~.f~~tA:....:.: _..:.~.LL _.1?.O. Eox 4220 u, . V °~2: `FOB: ~0~ I~ ® r~~~~ F.~; ~4~~~~aS~ ~ A: f ~ee°~^'.Y-ham ~ .;,.ys~,. ~ ':;tn. JAMES M. GREEN~hIEI.L S-~ I JAMES S. GREEN~TELL JAMES L, GRE I,L 5~~ ~ENI~Y GREENV~ELL, CRAVEN CI-IRIS'TTNE G. CI-IURCI-IILL I-IEA'I`~IEIt L,O~'REY CRAVEN _ _ AN`I°I'IONY 13. CRAVEN, JR. SCO'TT` C. CRAVEN JAMES M. GItEENVVELL Trustee. Leon~di Trust Ir®°r ®wN~lzS A~~l~ovA1. (f®r Appli~®n) A. LO'T 6 ~ 7 : 131.OCIC 3, INCI~IEMI~N`T 1 KAL,O1~0 MAUICA SIJ~DIVISION fiMI~ (3) 7-3-24: 1 2 OVVN~I~: 1 Cuter Sp~ially Cory~or~i®n 1620 N. School S~c~~ I.3onolulaa, ICI 96817 ~y Nye: ~ tee. 5 ~i' ~ ~ ~ Tile: 13y N e: Title: - l-I®NOI~ ICU 1 N~R°lC• ~ . P.O. lox 4220 1 J S 1'~t. C ~ Ll1 ~ r ....r ! OT J L,.O I;,L, - ~ NDI'' ~ ~ cl;!~ C ~ clIS . c i A DN . C ~N, JR. ~ , 4~ ~9 ~ IsN J ~S M. ta1~ENi.i, ~ ~ I~o~~~li Trust (q ac~a-awon-~mrn N Ur W ~ ~ z f- ~ ~ O CL' ~ Y / Za ~ ,00~ = „ l ~3~b'OS ~ ~ m J ~ ~ ~ ¢ ~ ~ ~o Y~-®~ WZ Q~°~ ~ 0 ~ U co ~ ~ ~ o ~ ti• U~ o o~ ~ ~ , O o a O / I m Q 'O Q O h O \ O uI JQ ° ~ Q ~ ~ W 0 ~ e N ~ ~ ~ ~ ~ Q ~ ~ O ~ ~ a 0 fi' J ' p I ® n ~ i~ i Q O G 9 ~ / --A._._...~.~..~...._~...~.. J.tYJ O y / ~i .y~ ~ i ~ O ~ ' / I P'~ ~y ~ / l IV ~.1~ p / Q C ~I A Q N n ~ Q O vP x ° ~ ~ ~ i ~ ~ r n ~ •r ~ n ~ ~O A r. ~ O ? ! Q ry ` ~ g Vw ~ °r~~ e ~ ~ ~ Y VO N Q ~ ,y ~ m ° a x Y 9 ~ ~ Q ~ 2 o ~ ~ o ~ Z ~ ~ Q o / s KALOKO MAUKA SU~DI~,viON _ z~ IIVCREMIENT 1 LOTS 6 Ec 7, BLOCK 3 TAAK: (3) 7-~3--2~1: 1 ~c 2 ~f- ,~p~"'° ESQ P~ F o~ es~~ P d ~g SCALE IN BEET <X1009 K A U L A N A i' MAKALEI HAWAII K A U P U L E H U (Golf Cours _ - .I P U U W A A W A A sago 1dA KAULA 0 O M A STATE ~ ~ u (Forest) ~ 6a~ QN a ~ es~l o~ pv ~Fo MONO Zen • 8 J G~° U EcT l NGN \ ~ P P~'PN\ N K P ~ P K ~ S~ ~ P~ ~ K ~F o e ~ ~ oN~ N P P P U 0 P P VV NO r~ M~~J®~ L~~~ ~WNRS and ~U~~N1~ USES KALOKO MAUKA SL DIVISION ~ ~ ~1 TRUE INCREMENT 1 LOTS 6& 7, ®LOCK 3 0 3 a TMK: (3) 7~3-~2~: 1. 2 SCALE ON FEEfi (Xt00o) i WA1~~.IN~ TMK: 7-3-48: f~SEt?V01~ 00 50 f ~ d .i K A U P U L E I°°I,U , ~i~~ ~ TMK: 7-3-27: ~ o i ; - p~ip0 51 NN k M51 N0. ._i / .~GYh1:G.~5.0~ ' O d TMK: 7-3-26 ~ KAI.AKO 51iE NO.9 w' , 0.10 MG. ~5. ~ i - ,i.. - TMK: 7-3-25: 3 - .i'• 0 511 3 I BJE y ' _ O O M A TMK: 7-3-z4: _ - 2~~®. - i^ i 3 W / ~ l9 3 ~XISTII~l~ ~T~R ~ IS~;1_08(0 SI T~ 8V0. ~ ~y. ~P ..t ~ - , ' ~ 0:033 fd1,G. ~~5. - 1:30T EL 41TSs,0.F.'EI...~4T~3.gO~• - ~ ; ~ _ ~ BOOSTER, EL. ~43T~ ~ _ - - - - ; ~ ~ ~ I ~ ~ - ~ _ i~R.V.,Ets 371 L~ . -•_7- _ _ j OUT 1?S.I.: _s'°_ ~ ~ ~ - ~ ~ KALOKO SITE Pa O. 5 2 ` 9T ~ ~~.v. F~.3134®_ _ ~ O.tO 1dI.G.RES. - - Ot~T1aS.1: ~ 3307. EL< 3616.; 0, 0.1 EL. 3631.00 - - 2~ = 35 ~ ~ 3300STE1~, EL. 3616.50 i ' . . 2 ~ 120 G.~:9~. . _ R.V., Fes: 3130 ~ ~ - - ~ ' ®1117 P.S.I.: ~ P.~.V.,EL. 3~b15' - ~ 2 = +S2 ~m~'` - : ~ - OUT 9'5.1: • 1gALO1t0 SITE M0. ~ - a~~. ~ 2 s ~5 0.10 M.G. fiEES. ~ -t 130i EL 3®9F, ~ F EL 3112.50 - - `4 _ _ ~ / es005Tla~d, EL. 3059 ~ - _ _ , 2.12ea G.~~. P.~Ft.V,E1..3155 _ OUT 3?S.1.i ' _ ~ i 121~.V.,~.2661 ~ ~ ~ OUT- PS.I.: - - Plii/. EL. 2625 ~ . ~ ~O"- - . ~ 1C61L09c0 SITE N0. 3 ~ ` 0.093 AA G R ES ~~g. - - ~ - _ ~ _ys. t~~ - E30T: E~. 2'S11,O.FEL.2525.50 - - _ ~ • ~ 9300STER EI_.2511 E"R.V., EL. 2160 . - - - OUT P S.I.: P R.V, iFJ..21S0 e~ - r--~` 2°` = 64 - BUT ~5.1.: _ _ ~ • - - ` i?RAI S11°E iti0. 20 EL. I9T® `:~~it1 0.30 M.Cs-.RES. ~ ~ ~ - 1 2. = 100 • ~~=100 N _ ~ 1600 - - w 2 s 63, 2 =63 - _ • 13315 ~ ti ~ I - _ _ ? i ~~avoo _ ~ _ ~t ~ - 9'4f~L933t0 SJTE< N0. 2 ~ - ~0~ 1~3`~90.F. EL~19~2.50 ~ - - . ~ 1300E~S, E~. 19793 ,~--1 ` _ _ ~ 2 ~>1a40 ~.PI~. _ - _ ~~U01COP3SIU 0.05 6~.G4PES. ~ OT EL. 8 4 ~ 2. ~ S ~2° ~ - 1CAL016O 93 R N®> I ®.f. EL.. 1'.§07 35 .l ~ ~ ~ ~ Et~.1440 ~~l4®G.P~. ~ ~R 10.,E1e- 3.63 _a - ~ _ ~:R V, E3.. !4 - ~ _ '~.^'_~'`,.,,-.r ~ : 60 _ ~ 4 ~ OBIT ~ S.Ie = _ - - - ' ~N- ` - ~a2 X116 - ~ • / 'Q• 1 `\e~. ~~~1~ ®:303. 1 ~ ~ $ ~ ~ a mr f ~ , ~ ~ DES . ~ e -i~ $°I: ELR 1~~0, 0~: . I ~ ~ f~`° ~ ~ `3 ~ ¢ ~ ~ $~L~!' X11 0.30 ~G. 9~ ES. IdO. 4 r?~.V. EL.1035 ~°250.fsP~., 1®~®OG.P:1~. ' ~ 9300ST'"ST~ ~~L. j - -T ~ it .10 h1.G. #?£S. 3d0.2 R f ~ . , ~ ~ - SoUF~CE ; ~WS IJt~~ °f t~i~tt ~VVV.I1 RESOLUTION N0. G C' .o ~ 0~~~~• ~ ,c. r: ,p ESTABLISPIING A POLICY RELATING TO TI-IE AMENDMENT OF ~OI~IE ~ ~ ~ DISTRICT BOUNDARIES WITIiIN KALOKO MAUKA AND OTIiER KONA ~ ~ WATERSI~ED AND MAUKA FOREST AREAS. WHEREAS, Kaloko Mauka Subdivision (Subdivision) was established over twenty years .ago as a 2,000-acre subdivision of twenty acre lots comprising the upper half of the ahupua'a of Kaloko and extending up to the 5,700-foot elevation level within the state Agricultu_raI land use district and the county Agricultural - 20 acre (A-20a) zoned district; and WHEREAS, although a significant amount of the native forest cover has been removed throughout the original subdivision for pasturage,. recreation and residential use since its initial development, a substantial amount of forest cover remains on lands above the 3,500-foot ~;levation above sea level, which lands comprise the upper half of the subdivision; and WI-IEREAS, to the north and south of the Subdivision, for the entire length of the makai- facing slope of Mount Hualalai above an elevation of approximately 2,500 feet above sea level, all lands are in the state Agricultural land use district (L.U,D.) and the county A-20a zoned district (or the equivalent, by way of~owner-initiated cluster/open space zoned district combinations) and are in pasture acid forest use, with the exception of several forest reserve areas which are in the state Conservation L.U.D.; and WHEREAS, from time to time since the initial subdivision was completed, various lot owners have applied for changes of zoning to a sgnaller minimum lot size to allow their lots to be further subdivided, and to date most such change of zone applications have been approved by the council and enacted by ordinance; and WHEREAS, such rezoning ordinances have established a pattern of (1) Agricultural - 3 acre (A-3a) minimum lot size densities in the bottom one-third of the Subdivision, up to the 2,600-foot elevation and (2) Agricultural - 5 acre (A-Sa) minimum lot size densities in a narrow band immediately above the A-3a zoned district, extending to the 2,900 foot elevation; and WHEREAS, like the surrounding lands, the entire upper half of the Subdivision remains in the A-20a zoned district, although a majority of lots in the upper half of the Subdivision reportedly have one or more single family dwellings thereon and approximately fifty percent aze reportedly improved with two or more dwellings; and ~ ~IIfi ~ ~1 WHEREAS, several property owners have cited these heightened levels of effective density and initiated requests for rezonings ofiands in the upper half of the Subdivision from th,~ A-20a zoned district to an Agricultural - 10 acre (A-l0a) zoned district, which requests, if approved by the council, would indicate a zo:aing policy supportive often acre minimum lot sizes throughout the upper half of the Subdivision; and WI-IEREAS, the council believes that riiost lots improved with two dwellings have done so by creating. "virtual subdivisions" often acre property interests under provisions of the state Condominium Property Regime (C.P.R.) law, which regime creates multiple saleable and mortgageable interests on a single lot without regard to the county zoned district such lot may be in; and WI-IEREAS, while the council is concerned that the limited right to build additional dwellings on agricultural lots may have been :distorted into over use in this and other rural subdivisions through the application of the C.P.IZ. law, it finds that such misuse should not be cause to compromise the value and force of county zoning powers, and instead may be reason for the state legislature to amend the C.P.R. law ~ prevent misuse on lands in state Agricultural land use district; and WI-iEREAS, the council believes that zoning lands in the upper half of the Subdivision, far above the elevation where the A-20a districts begin throughout the rest of this region, will effectively sanction the existing practice of c©ndominium divisions of agricultural lands within the County of I~awaii, promote its use as pre=.cursor of up-zoning pressures throughout the island's watersheds and signify that ten acre lot densities may be acceptable within the watershed elevations without any commensurate lowering of densities in surrounding areas; and WHEEREAS, the council desires to protect and maintain the low density use pattern long established for the mauka, watershed lands of the island of I-Iawaii, and the Kona region in particular, for a variety of environmental and :service management reasons. TI-iEREF012E, BE IT RESOLVED BY TIE COUNCIL OF °I°HE COUNTY OF hiAWAII, that no lands above the 3,000-foot elevation within the Kaloko Mauka Subdivision or the 2,00-foot elevation above sea level elsewhere in the districts of North Kona and South i~ona shall be re-classified to any zone district having a minimum lot size of less than 20 acres except where contiguous lands held under the same car a cooperative ownership are concurrently placed in a lower density zoned district with a net effect of maintaining or reducing overall density levels and enhancing the integrity and value of the region's watershed and forest systems. . BE IT FURTHER RESOLVED that the Clerk of the County of Hawaii transmit copies of this resolution to the Honorable Stephen K. Yamashiro, Mayor of the County of Hawaii; Virginia Goldstein, Planning Director; and Kevin Balog, Chairman of the Hawaii County Planning Commission. Dated: Hilo, Hawaii, this 19th day of Jae 1996. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAV~AII ROLL CALL VOTE COUNTY COUNCIL AYES NOES ABS EX County of Hawaii Hilo, Hawau Arakaki Bonk-Abramson X [ hereby certify that the foregoing RESOLUTION was by the Ch'lds X rote indicated to the right hereof adopted by the COUNCIL of ®e Luna X 1996 Domingo X he County of Hawaii on June 19 , Osorio X Rath X ~y X Smith X 1 6 2 1 0 Reference C-1199 /PC-124 OUNT°Y CLE CT-€ GY~1N & PRESIDING OFgTCER RESOLUTION NO. ~~UIVfi~ I~'1PV11 I~WII RES®LUTION N0. ~ ~ ~ ~ (IDraft 3) RELATING TO ZONINGS ABOVE TI~IE 3,000-FOOT ELEVATION FOR PARCELS ~VITIiIN THE KALOI~O 1l~IAiTIbA SUBDIVISION WHEREAS, the Council adopted Resolution No. 330-96 which established a policy that no lands above the 3,000-foot elevation within the Kaloko Mauka Subdivision or the 2,500-foot elevation above sea level elsewhere in the districts of North and South Kona shall be reclassified to any zone district having a minimum lot size of less than twenty acres; and WHEREAS, shortly after the adoption of Resolution No. 330-96, the Council approved two change of zone requests for A-l0a lots above the 3,000-foot elevation with more stringent requirements to mitigate the concerns established in Resolution No. 330-96; and WHEREAS, the Council recognizes that a low density use pattern for the mauka, watershed lands of the island of Hawaii, in particular the Kona region, should be protected and maintained for environmental reasons; and WHEREAS, the Council finds that a maximum density of two dwellings per tweny acres for lands within the Kaloko Mauka subdivision above the 3,000-foot elevation with the following conditions in addition to the standard conditions of approval for similar zonings in the area, will protect the watershed and native forest and maintain a low density pattern: A. Final Subdivision Approval of the proposed agricultural subdivision shall be secured frown the Planning Director within five (5) years from the effective date of this ordinance. `I°he applicant shall reserve the following easements and special setbacks in perpetuity for purposes of protecting and maintaining naturally forested areas and shall delineate such easements and setbacks on plans submitted for subdivision review: 1. A 100-foot wide "forest reserve easement" along the existing public street frontage of the subject property, exclusive of access points permitted by the Department of Public Works; 2. A 30-foot "forest reserve easement" along all lot lines not covered by the 100- foot easement; and 3. A 100-foot wide structural setback in lieu of the required 30-foot setback along the existing property's ~li~:lic street frontage to provide an additional buffer. B. Restrictive covenant(s) in the deeds of all the proposed agricultural lots fronting existing roads shall specify and uphold the easements and setbacks set forth in Condition The restrictive covenant(s) shall also specify that, including the area. comprising the forest reserve easements described in Condition no less than eighty percent (80%) of the entire lot area shall be retained in forest. A copy of the proposed covenant(s) to be recorded with the Bureau of Conveyances shall be submitted to the Planning Director for review and approval prior to the issuance of Final Subdivision Approval. A copy of the approved covenant(s) shall be recited in an instrument executed by the applicant and the County and recorded with the Bureau of Conveyances prior to the issuance of Final Subdivision Approval. C. Restrictive covenant(s) in the deeds of all the proposed agricultural lots shall prohibit the construction of a second dwelling unit on and any further subdivision of each lot. A copy of the proposed covenant(s) to be recorded with the Bureau of Conveyances shall be submitted to the Planning Director for review and approval prior to the issuance of Final Subdivision Approval. A copy of the approved covenant(s) shall be recited in an instrument executed by the applicant and the County and recorded with the Bureau of Conveyances prior to the issuance of Final Subdivision Approval. D. A forest management plan for the proposed lots within the subject property shall be prepared and submitted for review and approval by the Planning Director in consultation with the State Department of Land and Natural Resources, the State Department of I-Iealth, the State Department of Agriculture and the U.S. Department of Natural Resources Conservation Service. The forest management plan shall require the following: 1. Include at minimum, the best forest and reforestation practices, program for implementation and other applicable forestry management criteria, including those of the State Department of Land and Natural Resources, such as the Forest Stewardship Program or the Soil Conservation Service 1l~Ianagement Program. 2. The forest management program shall include a restrictive covenant for the proposed lots within the subject property which shall be recorded with the State of flawaii Bureau of Conveyances and/or Land Court. A copy of the- covenants to be recorded shall be submitted to the Planning Director for review and approval prior to the issuance of final subdivision approval. A copy of the approved covenant(s) shall be recited in an instrument executed by the applicant and the County and recorded with the Bureau of Conveyances prior to the issuance of final subdivision approval. 3. If more than twenty percent (20%) of the subject property has been cleared or grubbed prior to the submittal of t~ ~e `orest management plan or the recording of the restrictive covenant(s), the refc~estation program for any cleared or grubbed area(s) in excess of the 20% within the subject property shall be substantially implemented prior to the issuance of final subdivision approval. This forest management plan shall govern the proposed lots within the subject property for a period of fifty (50) years and its termination may be considered after the 50-year period leas elapsed by amending this ordinance requiring County Council approval by ordinance. THEREFORE, EE IT RESOLVED EY THE COUNCIL OF THE COUNTY OF HAWAII that the Planning Commission consider favorable recommendations for A-l0a zoning requests for only those parcels within the Kaloko Mauka Subdivision above the 3,000-foot elevation and include the aforementioned conditions with such recommendation provided that the other goals, policies, and standards of the General Plan are met. BE IT RESOLVED that the Clerk of the County of Hawaii transmit copies of this resolution to Stephen K. Yamashiro, Mayor; Kevin Balog, Planning Commission Chairman; and Virginia Goldstein, Planning Director. Dated: Hilo, Hawaii, this 2nd day of ,Tune , 1997. INTRODUCED G~~~ IL MBER, COUNTY OF HAWAII H)I,T/CES _ C®U10iTY C®Ul®ICIL It®LL C 4LL VC3°lE C®unty ®f ~waii AY>Js N®~~ ~x tai®, l~w~iff nRAxaga X ca~envc X I leereb~ certafy that the $o~®in~ l~S®LUTI®N ~aeas by the LEgT~a?D-TOnn X vote in~acated to flee reght hereof adoptet$ by 89ae C®UNCIL ®1'the ~y X Coemnty aaf l~awala on 3un~ 2, 1997 REYx®L~s X AT"I~ST: sANT.~AIGELO X stern TYLER X 8 0 1 0 tze~e~nce C- 219.04/~cpp53 C®UATTY CLEF C ~ PSIDING ®~YCEIB &~S®LUTI®N NO. ~ C.7 ~ (DPAFT 3 ) NOV-27-01 TUE 03:50 PM Planning Dept Kona FAX:808 32735b3 PAGE 1 17~PAf~7°AA~N7° C~ Pt1~LIC !A!()I'~065 C®Uf~TY I~AW,AIf hILO, hIAWAII n rl ®AT6:November 16, 2001`: i= i_ T® Christopher J. Yuen, Planning [7irector Planning ®epartrroent pR®!VI fien Ishii, Acting Division Chief ~nglneering Divisi®n SU~~ECT : Chat~~e ~f done Appld~ti®ea (F~~~ 00-A7~) Applicant: -Kam Center Specialty Corp. taocati®n: hor~ok®hau 1s° , N. Kona . 1°NfIC: 3 / 7~3-2~: 001 & 002 . We revl~4~red the subject appllcatl®n for change of zone from A-20a to 1=A-5a andi our comments are as f®Ilov~s: !~f?,41~IAG~ 1. All developrrBent gee~erated runoff shall be disposed of on-site and shalt not be directed t®ward any adjacent properties. 2. The applicant shall be informed that if they include drywalls in the subject development, an Underground lndectDon Contr®I (lllC) permit rrtay be r®quired from the ®epartrr'ent of health, State of t-fawaii. 3. A drainage study shall be prepared, and the recommended drainage system shall be constructed meeting with the approval of DPW. ~AR.TT>Ie400~BC 1. Ail earthwork and grading shall Conform to Chapter 10, Erosion and Sedirraent Control, of the 1-4'awoaii County Code. 2. The applicant should consult with the Nature! F2esources Conservation Service, ~ ~ : - _ farmerly known as, Soil Conservation Service). - IIfi l NOV-27-01 TUE 03:50 PM Plu Ong Dept Kona FAX:808 32735c,_ PAGE 2 t - i~lerrs® P~-Kam Center 3p~ialty TP~K: ~ 3-23:009 ~ 002 r`lovember 7s, zao~ Page ~ of 2 S®i' lL7 l~/AST~ 1. Solid waste management shall conform to the ruins and regulations of the S®!id V~Aaste ®ivisi®n. 'l`he developer shaii prepare and submit a solid waste management plan to the ®EIVI. f~Of4®Vl/~ YS Z. Vehicular access t® the individual lots should not be from Kaloko Drive. 2. Kaloko Drive fronting the subject pr®perry, is a C®unty road. It has an approxla~ate ~~-ft. wide paverrzerrt (in g®®d condition), with grass shoulders and a 80-ft, wide right-of-way. 3. Access to Kaloko Drive including the provision of adequate sight distarscesr shalt meet with the approval ®f DPY~ Street lights, signs and markings shall be installed meeting with the appr®val ®f the Dp1111, Traffic Division. ~ . All roadways within the proposed development shaii follow the guidelines inc®rporated in the Hawaii Statewide Uniform Design Manual for Streets and Highways. 7°R~~s~dD 1. Donsideration should be given to level of service on Marnalahoa Highway. Since the intersection of Kalok® Drive with Nlarraaiahoa f~ighway is under D®T ~urisdictian, cornrnents should be obtained from DC?~°. 2. Shoarld fair share contributions be assessed for r®ads and traffic, they should be dedicated to improving the impacted facilities. T'he ifAamalahoa-Kaloko Drive intersection has been the recipient of such targeted contributions from previous zoning amendments. The proposed 8-parcel deveioprnent does n®t by itself warrant an impact analysis. Nonetheless, consideration should be given t® requiring a level of service analysis at that intersection, to provide guidance for future applications. The study should determine what mitigation, if any, is warranted go provide an acceptable level of service and comment on the existing level cif service ors lt~arrsalahoa Highway. The cost of the study could be credited towards the applicants fair share coratributiors for roads. Should there be any questions concerning this matter, please f~i free to c®ntact Kiran ~rrtler of our Kona ,engineering t~ivision office at 327-3530. K~ copy: ~NGRHIC.cJ/KONA PLN~-KONs0. _ .Of W A 7Eq S - :C~. G~~ O Kam. & t ' ~F3 ~y ~k ~`~F-'Z P'i 1 IYI ~IV 1 019/i"9~~ ~6~~~~ 1 ® 1 Y 9-I F'04f 9I P'~~~ ~~"err .~?~T 345 KEKUANAOA STREET, SUITE 20 HILO, HAWAII 96720 ~FNAwa~.. TELEPHONE (8081 961-8050 FAX (8081 961-8657 November 27, 2001 TO: Mr. Christopher .T. Yuen, Planning Director - Planning Department - - ; FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONF APPLICATION (REZ 00-013) APPLICANT g I~A1VI CENTER SPECIALITY CORP. ~ REQUEST: AGRICULTURAL (A-20a) TO FAMILY AGRICULTRAL (FA-Sa) TAX lO~IAP I~EY: 7-3-024:001 AND 002 We have reviewed the subject change of zone application and have the following comments. Water can be made available from an existing 4-inch waterline along Kaloko Drive fronting the two properties. Pursuant to the Department's Water Commitment Guidelines Policy, a copy of which is being forwarded to the applicant, a water commitment may be issued. Based on the six additional lots that are requested in the proposed change of zone application, the required water commitment deposit is $900.00. Remittance of $900.00 from the applicant is requested, as soon as possible, so that a water commitment may be formally issued. The commitment will be in writing with specific conditions anti effective dates stated. Please keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected, water availability is subject to change depending on the water situation. Upon the issuance of a formal water commitment, we shall submit our comments and requirements for tentative subdivision approval. For the applicant's information, should the subject change of zone be approved and a subdivision application executed, final approval will be subject to the following requirements: 1. Construct necessary improvements, which shall include, but not be limited to, the following: a. water mains capable of delivering water at adequate pressure and volume under peak- hour flow conditions (minimum diameter of mains shall be 4 inches), b. service laterals that will accommodate a 5/8-inch meter to each lot, and ~~.,<< . ,e, ~i`~r ~a~~aa~~ ~ro~r~~~.a. Mr. Christopher J. Yuen, Planning Director Page 2 November 27, 2001 c. cut and plugging at the 4-inch main in Kaloko Drive any existing service laterals to the two existing parcels that will not be used under the proposed eight-lot configuration. Submit construction plans prepared by a professional engineer, registered in the State of Hawaii. 2. Remit the prevailing facilities charge and capital assessment fee, which is subject to change, of $29,100.00. The determination of this amount is shown below. This is due and payable upon completion of the construction of the water system improvements and prior to final subdivision approval being granted. Facilities Charge One existing 1 S` service for Parcel Nos. 1 and 2 at $940.00 each $ 0.00 (previously paid) 6 additional services at $4,350.00 each + 26,100.00 Subtotal $ 26,100.00 Capital Assessment Fee 6 additional services at $500.00 each + 3,000.00 Total (Subject to Change) $ 29,100.00 Should there be any questions, please call our Water Resources and Planning Branch at 961-8070, extension 1. Sincerely yours, ilton D. Pavao, P.E. Manager BCM:jkh copy - (w/enc.) Kam Center Specialty Corp. (w/o enc.) Mr. Thomas H. Yamamoto o~~~•°:` N9~v ~ ~ Edward Eumatay Yiarry Kim Fire Chiej Mayor .t. o4Q f ~4rF•oF •oiP`~'~ ~`~I2~ DEP~I~~`lOl~Elii~ 80 Pauahi Street • Suite 101 • Hilo, Hawaii 96720 (808)961-8297 • Fax (808)961-8296 - October 15, 2001 ~ To: Christopher J. Yuen, Planning Director From: Edward Bumatay, Fire Chief SUBJECT: AMENDMENT TO CHANGE OF ZONE APPLICATION (REZ 00-013) APPLICANT: KAM CENTER SPECIALTY CORPORATION AMENDED REQUEST: AGRICULTURAL (A-20a) TO FAMILY AGRICULTURAL (FA-5a) TAX MAP KEY: 7-3-024:001 & 002 Fire apparatus access roads shall be in accordance with UFC Section 10.207: "F'.ire Apparatus Access Roads "Sec. ~.0.~07. (a) General. Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Required. Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. "EXCEPTIOI3S: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. "2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). gyp,\I CpG ya ~~$Sr~ ( ~ 1 I°~ . : ~,RFO~ ~,~f To: Christopher J. Yuen, Planning Director Page 2 October 15, 2001 "3. When there are not more than two Group R, Division 3 or Group M Occupancies, the requirements of this section may be modified, provided, in the opinion of the chief, fire-fighting or rescue operations would not be impaired. "More than one fire apparatus road may be required when it is determined by the chief that access by a single road may be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. "For high-piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. "~XCEPTIOI~i: Upon approval vertical clearance may be reduced, provided such reduction does not impair access by fire apparatus and approved signs are installed and maintained indicating the established vertical clearance. "(e) Permissible Modifications. Vertical clearances or widths required by this section may be increased when, in the opinion of the chief, vertical clearances or widths are not adequate to provide fire apparatus access. "(f) Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all- weather driving capabilities." (20 tons) "(g) Turning Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. "(i) fridges. When a bridge is required to be used as access under this section, it shall be constructed and maintained in accordance with the applicable sections of the Building Code and using designed live loading sufficient to carry the imposed loads of fire apparatus. To: Christopher J. Yuen, Planning Director Page 3 October 15, 2001 "(j) Grade. The gradient for a fire apparatus access road shall not exceed the maximum approved by the chief." (150) "(k) Obstruction. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. "(1) Signs. When required by the fire chief, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both." Water supply shall be in accordance with UFC Section 10.301: "Sec. 10.301. (a) Type Required. The chief shall designate the type and number of fire appliances to be installed and maintained in and upon all buildings and premises in the jurisdiction other than private dwellings. This shall be done according to the relative severity of probable fire, including the rapidity with which it may spread. Such appliances shall be of a type suitable for the probable class of fire associated with such building or premises and shall have approval of the chief. "(b) 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 To: Christopher J. Yuen, Planning Director Page 4 October 15, 2001 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) `ire ~iydrant Markers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. "(e) Timing of Installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived. "(f) All fire alarm systems, fire hydrant systems, fire extinguishing systems {including automatic sprinklers), Class 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 specifications shall be submitted to the fire department for review and approval prior to installation." ~D RD TAY Fire ief . EB/mo FROM THY FAX N0. Nov. 26 2001 04:2OPM P1 TP[Y VL+ L~f'M11?+ N7', pliTC Tel (808) 885-3411 Land I?evelopment Consarltant Fax {808) 885-1b22 P.O. fox b150 1 ~ awai~.rr,~, cow „ . Ka~~.cla,1-TI.96743 Nove~xber 2G, 2001 _ . Mr. Cl~stopher J. Yuon, Planning I3irector - _ _ 1'la~.in~ l~pent - - - County ®f liawaai 25 A~pta~i 8tt'eet - Hilo, I~ 96720 Attn: Alice Ka`w~ha , r J I3~' 112'. YiE~, - ~ 3aabje~: ~itasetidtziettt to Change of ~oYte Application (RFZ 00-013) K. Ccnt~ Spedi~lty Cotpos~lson A,~icEtlttaral (A-20a) to Fancily Agricul,tuKal (FA-5~) TI1~1]K No. 7-3-24: 1 ~ 2 Referettc® is t~~de to a letter dated ®c~obex 15, 2001 to Mr. Christopher Yuen, PIana~ita,~ rJirectot• fro822 Edv~ratd 13Ut2H~dtay, .~2x'e Chief; Fire T~epas9aneatc. Please be snformesl ' the applicant i~ste22dS to comply vrith the recotrara~eztdatlon of the Fire I,e~t'tt~eot relatist~ to ~2°ic2altara~al subdivisions, t'leasc call nae if you have any questions. Tb~nk you. v~y t~1y y®~rs, Thomas 1.1. Ya~anoto I~residextt Cc: Fits ~paxtnxent 1f~axtz Cet€tet° ~ ~ Y.,~ \ 3ENJl~M!N CAY ET Af:O ~ ~ . 1 ~ T3falOYkY E..tQ kb~E. CHAlRP£iSSON GOVE^NCR Or HAWAd! _ da g 80AR0 Of LAND AND NATURAL RESO VRC ES w s., a~vuuTlEs 7itjo ~ JA.~tET E. KAWELO STATE OF MAWA!! AQUATIC RESOURCES BGATiNG AND OCEAk RECREATION CGNSERVATION AND RESOURCES DEPARTh4ENT OF LAND AND NATURAL RESOURCES ENFORCEMEtvT COH V Er 4hCFS Hl5?GRIC PRESERVATION DlVIS!ON fOReSTRY A:VD 4VILDUFE K akuhihewa guild inp, Roem 555 HISTGR!C PRESERVATION 601 Kar»okile Bou!everd L~,Mp KaPOlei, Haw ai 85701 STATE PARKS RFe~'•~_~ WATER RESOURCE MANAGEMENT • Sc~= 15 Ms. Virginia Goldstein, Director LOG NO: 2613~~ Planning Department-County of Hawaii DOC NO: 0~9PIG~0~ 25 Aupuni Street .-o Hilo, Hawaii 96720 C70 ~ G cQ Dear Ms. Goldstein: ~ ~ SUBJECT: Change of Zone Application (REZ 00-013) ~--n~ ~ Applicant: Kam Center Specialty Corp -C.• Request: Agricultural (A-20a) to Fagnily Agricultural (FA-3a) ~ Kaloko and )F~onokohau, l~Tortla Kona, Kawaii Lsland TiVIK: 7-3-24:1, 29 7-4-2:7Por. S Thank you for your Memorandum of August 24, 2000 and the opportunity to review and comment on the subject application. The applicant is requesting to subdivide the 45.482 acre subject parcel, which is located at the roughly 2440 ft elevation in the Kaloko Mauka Subdivision. An archaeological survey conducted in the 1970s in Kaloko sampled the upland areas and indicated the presence of precontact and 1800s agricultural sites up to the 350011 elevation. Whether this is a continuous pattern across all upland parcels in Kaloko is uncertain. An archaeological purvey of some lots in the Kaloko Mauka Subdivision was carried out several years ago, but a report has never been submitted to-our office for review. We thus have no knowledge regarding the presence/absence of significant historic sites in the subject parcel. Because historic sites are likely to be present, we recommend that an archaeological inventory survey be done to determine whether significant historic sites are present and, if so, to work out acceptable mitigation conditions. We would need to see an acceptable survey report in order to evaluate the endings of the survey. We recommend no decision be made on this application until we have the opportunity to review the survey report and advise your agency whether significant historic sites are present and whether any mitigation conditions are needed. If you or your staff should have any questions please contact Patrick McCoy (692-8029 Aloha, _ t TI~OTHY E: JOHNS, Chairperson and State Historic Preservation Officer ~ ~ ~°~O~t~~ P.O. BOX 6150 Land Development and Planning KAMUELA, HI. 96743 Tel (80$) 885-3411 Fax (808)885-1622 e-mail thy@aloha.net October 4, 2000 Ms Virguua Goldstein Planning Director ~ Planning Depardnent n 7 25 Aupuni Street °G 6' Hilo, Hawaii, 96720 Z. ~n --L Dear Ms. Goldstein, Cam,%, ~ = Q Re: Change of Zone Application (REZ 00-013) ~ Applicant: Kam Center Specialty Corporation ~ 2~ Request: Agricultural (A-20a) to Fanuly Agricultural (FA-3a) TMK: 7-3-24:1 & 2 and 7-4-2:Portion of 8 Reference is made to a memorandum dated September 15, 2000 to Virginia Goldstein, Planning Director from Timothy E. Johns, Chairperson and State Historic Preservation Officer, Department of Land and Natural Resources. Please be informed that the applicant intends to conduct an archaeological survey for approvals prior to submitting for Tentative Subdivision approval. A recent archaeological survey on a neighboring property showed no evidence of any archaeological sites. Please call me if you have any questions. Thank you. Very truly yours, V 'Thomas H. Yamam to President Cc: Timothy E. Johns, DLNR Kam Center BENJAMf.N J. CAYETANO BRIAN K. MINAAI GOVERNOR t~•^~'F'~q DIRECTOR ~P r~ \959 9 I(f/jiF1 ~ DEPUTY DIRECTORS "r,,LENN M. OKIMOTO ~l JADINE Y. URASAKI 45~~ PQ . a'.a' .Q~.®;p~;~,Gv ~~~~t' IN REPLY REFER TO: ®EPARTi1/IEPBT OF °TRA6~ISPORTATIOIV 869 PUNCHBOWL STREET HWY-PS HONOLULU, HAWAII 96813-5097 2.4815 - NOV 2 1 2001 ~ _ Mr. Christopher J. Yuen Director _ County of Hawaii l Planning Department } 25 Aupuni Street, Room 109 _ . Hilo, Hawaii 96720-4252 Dear Mr. Yuen: Subject: Amendment to Change of Zone, REZ 00-013, A-20a Ag to FA-Sa Family Ag, Kam Center Specialty Corp., Kaloko Mauka, North Kona, TMK: 7-3-24: 1,2 Thank you for requesting our review of the amended Change of Zone application. We have the following comments: 1. Although we have no objections to the proposed subdivision, we are very concerned about the many recent proposed land use changes in the Kaloko Mauka area and their cumulative impact on the intersection of Mamalahoa Highway with Kaloko Drive. 2. The 1Vlamalahoa Highway/Kaloko Drive intersection must be improved due to the cumulative impact of these land use changes. Some of the intersection improvements needed are: a. Sight distance requirements, according to current State Highway Design Standards, must be complied with. b. The intersection must be illuminated at night. c. The various turning movements at the intersection must be channelized. 3. All improvements must be made at no cost to the State and all plans for improvements within the State highway right-of--way must be submitted for our review and approval. 4. If the County plans to continue to allow further developments in Kaloko Mauka, the County must seek funding to improve this intersection. ~~fi ~ r i' \ ~ --:~.m Mr. Christopher J. Yuen HWY-PS 2.4815 Page 2 If you have any questions, please contact Ronald Tsuzuki, Head Planning Engineer, Highways Division, at 587-1830. Very truly yours, - l~ . V~-~.-a RIAN K. MINAAI Director of Transportation Ff2OM THY FAX N0. Nov. 28 2001 08:45AM P1 T~[Y Y~~V1~I,fJPA,~1El?1'i', INS' Tel (808) 885-3411 Land I7evelopriaeAt Coaasultant Fax (808). 8$5-1622 P_O. l3ox b1.50 ~ Email thy~ha~raii.rr.com Kamuela,l~l.T. 96743 _ ~ j f ~ ~ ? _ ~i November 2$, 2001 Ivlr. Christophea J. Yu~, Plannlaag l7irector Plaa~.ing l7epanent County of ~ae~'~i 25 ~?upuni Street halo, k~Y 9b720 Attn: Alice I~awaha Tear 1blr. Xu~, SrabjeGt: Aamefladg3x t® Ch~ge of ~oaae Application (12l•?~ 00-013) ]E~aax~ Cea$er Specialty Coagsosation Agricas8.tural. (A•2Oa) to ~a~ily Agricultural (FA-Sa) `I I~tK No. 7-3-24: 1 ~ 2 Referexdce is made to a letter dated November 2l, 2001 to Mr. Christopher Xuen, Planning I?;reect®r $r®m ~Brlan K.. Mimaaa,131r~tor , Dep~tcnent of Transportation, State of ~lawais. The applic~t acl~.owledges that impr®vements to the Macatalahoa fiiighway/Kalolco intersection: sbotald. ba xzzade. To xhis etad, the appiieant svzggests that the Baazds already collected should be expeaaded aatd tl~t the C,oaanty titre the lead in this project; ~-as snucb-as projects of this nature require considerable tsstso, preliminaay designs and topolaac surveys should begin imrcaediately for possible land acquisitions a~ detetnaizaatYOn o€total. project cost for additional Banding. Please call axle if. you have any questions_ Thank you. Very y yours, Thomas H. Yaen~aoto President Cc; ]70`1° Kam Cesatcr PROM THY FAX N0. Nov. 26 2001 04:29PM P3 T'I~Y DLijLL~~I@itIENT, .iNC Tel (808) 885-3411 Land Deveiopment Camsultaaat Fa~c (808) 885-1622 P.O. Box 61.50 Erraail t~~a awaii.rr.s;affi Kaanuela, ~7i. 96743 Novesa9ber 2b, 2001 lair. Christopher 1. Yueaa, Plataa~iaa~; lDirectox _ ~g I?eut ~ . - - - . G4tati~y of~awaii 25 Atapt.~i Street ~ halo, i°31 96'720 Attn: Alice Kat~valaa Dear Yaa~, ~ Subject: Aaa~.endxnent to Chaxege of Zone Appiicatioaa (REZ 00-013) - - K~ax C~.ter Speeiaity Corporation Agx'icultural (A-20a) to F'au~ly Agaicaaitural (F°A-Sa) T'M.K No. 7-3-24: 1 a~i 2 Reference is made to a letter lotted October 23, 2001 to M.r. Christopher Yuen, Pl IJirecgoor froffi Thomas J. l"Iiclccox, .sissasta~ Police Chaff F`aeld ®peaahons Baareaaa. fihe asses~ents for traffic iffipact are presently beim~ collected by the Coomty upon Final Flan Approval of subdavisaorrs. The Coaauaty lzas collected a substantial saerja #'or various impacts and is irr a positiom to begs-the plammia~g of ~e I~'.alol<o/1~ialalta~a iiatersectiots. The Applicant su~gesta t1u~t plar~nting begs immediately by the County v~atlg coopeaation from the State ~epa~eeat ofTransporratiom, Please call the if yore have any questioffis. Thank you. Vera' ~Y Yom f k Thoxxtas l~. Ya;~,aamot Fresid~t Cc: Police I?cparttn~t ISama Cuter ~a~®a~~.~ ~t~1e~~,e~~'~D, ~~s; P.O. BOX 6150 Land Development and Planning KAMUELA, HI. 96743 Tel (808) 885-3411 Fax (808) 885-1622 e-mail thy@aloha.net September 22, 2000 c„ Ms Virginia Goldstein ~~,L ' Planning Director p Planning Department 25 Aupuni Street ^n Hilo, Hawaii, 96720 C>~~'r i ~ Dear Ms. Goldstein, 0 ` ~ Re: Change of Zane Application (REZ 00-013) Applicant: Kann Center Specialty Corporation Request: Agricultural (A-20a) to Family Agricultural (FA-3a) TMK: 7-3-24:1 & 2 and 7-4-2:Portion of 8 Reference is made to a memorandum dated August 31, 2000 to Virginia Goldstein, Planning Director from Aaron Ueno, Dastrict Environmental Health Program Chief, Department of Health regarding wastewater disposal, Please be informed that the applicant intends to comply with the current rules of the Department of Health regarding wastewater disposal and underground injection control. In this instance, septic tank system will be utilized. Please call me if you have any questions. Thank you. Very truly yours, I Thomas H. Yamamoto President Cc: DOH Kam Center . FROM THY FAX N0. Nov. 26 2001 04:28PM P2 T~ I~E~:C,Q~16'!l?Ioi'T', ~C Tel (808) 885-341 1. Land I~eveiopment Consultant Fax (808) 885-1622 P.O. I3ox 6150 Finail th~,h~ra.-corer. I~atnraels, l-Ll. 96743 kV'oveatzber 26, 2001 1V(r. Chxistopher.I. Yue~s, PIanrzing Jl~zrector - _ planning Lepa~nent . County of I Tawaii 25 Aupuni. street - ~ Kilo, I-IT 96'20 Att>s: Alice Kaw+ Dear la3s. Yawn, c,~ Subject: A~erad~eatY to Change of done Applicatson (R 00-0I3) ' I Center ~plty Co~oratiorr A,~ricazl~xral(A-20a) to I?aanily Agriculaaaa-aI (FA-Sa) TMK No. 7-3-24: 1 ~ 2 Refeaezace is steads to a let4er datcd ®ct®ber 24, 2401 to Mr. Cha~o~pher Yuen, JPlag I3irectoa° &o~ Anthony J. I. ChiHag, hxecutive I?ireotor, Land Use Cazrcmission. Tho resYnictiom on lazed clearing limits the Eradatfosral agricuktural uses of the propazty, howevea°, tlae propagation of native plants is being considea'ed as well as other ornaanexetals which gegagire a azaaigaae aid sezasitive growitag ezaviroent. These plants will be replaoements for Wore native plants. Please call zees if you have ~y questioars, Thank you. Very traaly yours, °Thoanas !i. Y oto Presideut Gc: LUC K.s. Center t FF~G~1 THY FAX N0. Nov. 30 2001 03:3~PM P2 T~fY I3EV~L,®PIVIEN't`, iNC Tcl (808) 885-3411 .Land Ile~eloptnent Constsltarst Faaac (808) 885-1622 P.O. Box b 150 Email l~ly~h,~~'aii,rr.com ICaa~auela; iII. 9b743 Npve~ber 30, 2001 C~' ' ~ r. r NJ(r. Clsristopher 3. Yt~ess, Planasing Director PlaYaasaa~g Dses~t Goa~x?.y of I-i~va~ - A, 2S ,~ugttni Stmt . Hilo, IIi 96720 Atbn: Aelacc I~~walaa Dear I?~r. Ys, StBbjoct: .Anxeatdneent to Change ot'Zona Applacatio~ (REZ o0-013) iCasgs Cen~° SpeCg~lty Co$poa~.tson ~~icttltitraB (A-24~) to ~a~aly Agxar~xltdet~ (PA-sa) l~lo. 7 3 24:1 ~ 2 ltefere~oe i~ ode to a lett~s: dated November 27, 2001 to Mr. Clsgastoph~° Xtsess, pig I)ir~tos from Milt®at ]D. F~t~av, M~naget',17opar~aeut of eater 5agply. Ilse ,t~.pplica~t acknowledges the sic additional dvater cors~atxnetsts upan payynent of a deposit of 5900. V~'he~ sixbdivisiots occurs the Applicant gill follow tkxc sta~darcls of tBse I7cpaes$t of Wates° Say fippZy. FleASe call ifyota leave ~a~r q~esti®t?s. Tlaanls yoga. Very ts~ly yours, 7'hom~ Y~raaszaoto Fresadent Cc: .D'V'S Kam Center w ~k Ff~C~~'1 THY FAX N0. Nov. 30 2001 03:34PM P1 TEr~' DEVIL®P1~Nfi, I.I~iC fiel (808) 885-3411 Laatd I]eveloptment Consultant Fax (808) 885-1b22 P.O. Box 6150 Email tlty~a,hawai~rx.co~ Karttuela, lH[l. 96743 Nvvernbcx 30, tool M[r. Chtistoglter J. Yates, Pla~ag Directoa p1ia~ l~~artaneatt County o1' ~awail 25 AupuuAaa ~Yrcet _ _ Hilo, IIII 96720 Attu: Alice Kawa}ta Dear Mr. Yates, ..-.5 Subject; A~egat to Charge of ~otte Application. ( 00.013) Kin Center Sgsecpalty Corporation - _ ~ . A.gricatltatt~l(A-2®a} to F~i]:y Agncultaat~l (FA-Sa} - ~ T[vfK No. 7-3-24: 1 ~ 2 ltefe~aece is prtade to a letter dated. Noveertber 16, 2001 to Mr. Christopher Yuen, Plaawing Direr®r fr® Beat Ishii, ~s~,ug Division Chiefs ~~neerimg Division, De~arlmeatt of Public Works. °l`ba Applict wiill. follow all stazadards of the Dcpartanent of PaYblic 'Works as related to the roadway irraprovea~.etats. 'flee atpg~licaaat requests that Item Z a~tdea• 6Glragthvrork" be deleted ira-a~rnuch-mss any site cle~mg A"o2' a house does not fall under the jurisdiction of the Natural iiesoatrces Consea+vation Service. Please call xrte if you have crazy gatestions. Thank you. Very tntly yours, ~'horctas H. 'Y'aaveamoto lEaresident Cc: DPW Kant Ca3nter ,•s _ Ff~Cr1 THY FAX N0. Nov. 30 2001 03:3SPM P3 TAI' I)E~1L®PIVI~IV1', ~C fie) (808) 885.3411 Lane! I~~v'eloptaaesat Cot~suit~nt Fax (808) 885-I622 P.O. l3ox 6150 Enca~il tl~~r",_i~c~ Kacnuela, I?fII.86743 Novetszbea 30, 2001 ~ _ _ ; Imo'. Chxisttaph~ J. Yuen, Pla~xaimg Iai~ector - PlinB Depart~estt Countg? of ~Ia~ii _ 2S~ A~arni Street - IJiIo, ]FIl 95720 =J I)eaa' MX. YtI~RA, c Subject: Ainend~ent to Change of Zone Applicatioa~ (1t~2 00-013) = ' Kaua Center 8peciaitg~ Corporation Agricnlt~°a1(A-ZOa) to Paxraily Agricultural (FA-Sa) T1ViK No. 7 3-24: 1 d~ 2 1Zefce i~ made to our conversation yesterday regardaxsg the Iimitutioa~s of clearirxg of each Iot_ ~'e have ~o ®bjection to ~S.it a~ clearing to 20% of each Ioc four house sites. Ptease call a~'fle if y®~a have any questions. `thank you. Veay truly y0ug3, i~ • "Thous H. Yaunatnot President Cc: Kans. Carer j . 2