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Home My WebLink AboutCOM 0553.000 2000-2002 ~`Y ®F N4?f. ;Harry Kim ~c.'~ ' Dixie Kaetsu Mayor ~Ga~' Managing Director ~a ' •as~'~i ,wb;.~ Peter T. Young 4yg os~aa'p6 Deputy Managing Director ~u ~ ~aii 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 (808) 961-8211 F . x$08) 961-6553: KONA: 75-5706 Kuakini Highway, Suite 103 Kailua-Kona, Hawaii ~ (808)329-5226 • Fax (808)326-5663 March 1, 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: County Council Initiated Proposed Bill No. 81 to Amend Chapter 25 (Zoning Code) of the Hawaii County Code, As Amended, Relating to Height Limits in North Kona Commercial Zone (CG) Districts State Land Use Boundary Amendment Application (SLU 01-010) Request: Agricultural to Urban Change of Zone Application (REZ 01-021) Request: Agricultural (A-Sa) and Single Family Residential (RS-10) to Single Family Residential (RS-20) Applicant: David S. DeLuz Sr. Enterprise Profit Sharing Plan Tax Map Key: 7-3-5:95 and Portions of 31 and 85 Stet` Land Use Bound~°~y Amendrnerbt Appl<=wction (SLU 01-011) 12equest: Agr~s ~altura~ to Urban Chitnge of ~o~ ,:~ppi~eation (REZ 01-022) Req'aest: ,<F~.-~~ =t~~IZ{5-20 Applicant: 1~' fl~~>- i6'€. ~'~r~er As required by Chapter 4, Sec. 6-4.3(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 C®~tnn. Ido< file Enclosures cc: Planning Department l ef. To: . ~ ~ .l?af. Ttate i~~ ~ 200 ~dtV ®F N~~Y Harry Kim ~ 9. ~r~,yor ya ` ~4T® oR•~D,~ ~ i~ PLANl~'ING COMMISSION 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: State Land Use Boundary Amendment Application (SLU 01-011) Request: Agricultural to Urban Change of Zone Application (REZ 01-022) Request: A-Sato RS-20 Applicant: Ellen M. Garver Tax Map Ke~3-5:30 The Planning Commission, after a duly held public hearing on February 1, 2002, voted to recommend for your approval the proposed legislative bills to change the State Land Use district from the Agricultural to Urban District and a Change of Zone by changing the district classification from Agricultural (A-Sa) to Single Family Residential (RS-20) for approximately 3.129 acres of land. The property is located west (makai) of Mamalahoa Highway, adjacent and south of Kona Coastview Subdivision and at the end of Leimomi Street, Kalaoa 4"', North Kona, Hawaii. The Commission concurs with the following findings as recommended by the Planning Director: Sta~g~,,and Use B®u_ d>tt ar~A,~ e~e~t The approval of the reclassification from the State Land Use Agricultural to the Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules, the County General Plan and the Hawaii State Plan. According to the Land Use Commission Rules, one of the standards for considering an area for urban reclassification states that "In Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 determining urban growth for the next ten years, or in amending the boundary, land contiguous with existing urban areas shall be given more consideration than non- contiguous land, and particularly when indicated for future urban use on state or county general plans." The subject property does conform to this standard as it is situated adjacent to existing Urban-designated lands. These lands include the adjacent Kona CoastView Subdivision and the nearby Kona Palisades and Kona Highlands Subdivisions. These subdivisions are well established as residential areas that have solidified this section of North Kona as a residential community. The reclassification action would conform to the following goals, objectives and/or policies articulated in the Hawaii State Plan: a. Greater opportunities for Hawaii's people to secure reasonably priced, safe, sanitary, livable homes located in suitable environments that satisfactorily accommodate the needs and desires of families and individuals. b. The orderly development of residential areas sensitive to community needs and other land uses. c. Effectively accommodate the housing needs of Hawaii's people. d. Increase homeownership and rental opportunities and choices in terms of quality, location, cost, densities, style and size of housing. e. Promote design and location of housing developments taking into account the physical setting, accessibility to public facilities and services, and other concerns of existing communities and surrounding areas. The Urban District request would be consistent with the goals and polices of the Housing Element of the Hawaii County General Plan by creating additional residential housing opportunities for the residents of this island. The Urban District request also conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map, which designates this area for Urban Expansion. Urban Expansion Area allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. This request is to allow an urban development, a planned low-density residential subdivision. Low Density Urban development is defined as Residential uses at a density of four units per acre and certain neighborhood commercial uses are permitted within this designation. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 The LUPAG Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationship between the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The area under consideration is consistent with the urban form established for this section of the North Kona District as depicted on the LUPAG Map. The Kona Regional Plan, adopted by the Planning Commission in 1984, recommends the area for residential units at a density of four units per acre. The applicant's proposal is a 5-lot single-family residential subdivision at a density of roughly 2 units per acre. It is adjacent to Kona Coastview Subdivision and in close proximity to Kona Palisades and Kona Highlands Subdivisions. The proposed reclassification is for a similar Urban land use designation that these subdivisions currently retain. Thus, the requested boundary amendment would be in the direction of fulfilling the recommendation of the Kona Regional Plan to provide for low density residential uses within this section of North Kona. The property is situated within close proximity to the employment center of Kailua-Kona. The subject reclassification is for land located just three miles from the urban/retail/employment center ofKailua-Kona, and thereby conforms with the Land Use Commission Rules which encourages urban developments in close proximity to existing developments and in close proximity to existing services and facilities. The property is or will be provided with all utilities and services, which are essential to accommodate urban development. The applicant proposes to construct a 5-lot subdivision, with lots no smaller than 20,000 square feet. Access to the project site will be accommodated by existing Leimomi Street while the lot fronting the Mamalahoa Highway will utilize an existing driveway access directly onto the highway. The applicant finds that traffic to be generated by the proposed project should be accommodated by the existing roadway infrastructure. The Department of Public Works did not contest these findings, but did recommend that the areas roadway network be master-planned and provide roadway connections to adjoining lots. The County Council did adopt a resolution in 1997 to conduct a comprehensive traffic plan for the Kalaoa area of North Kona that has yet to be completed. The applicant has indicated that water to the project site will be provided via an existing 12-inch waterline along the Mamalahoa Highway. Wastewater generated by the proposed use will be disposed off via wastewater treatment systems approved by the State Department of Health. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 Police services are available from the County's Police Station at Kealakehe, approximately five miles from the project site. Fire and emergency services are available from the station at the intersection of Palani Road and the Queen Kaahumanu Highway, approximately four miles from the site. Electricity and telephone services are currently available to the project area. The property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The U.S. Federal Emergency Management Agency Flood Insurance Rate Map (FIRM) designates the property as Zone X, area outside of the 500-year flood plain. Any improvements to the property must comply with Chapter 27 of the County Code relating to Flood Hazard Control. Thus, the reclassification does meet with the standard which states that the lands included within the urban district shall be those with satisfactory topography and drainage and reasonably free from the danger of floods, tsunami and unstable soil conditions and other adverse environmental effects." While the subject property is within the State Land Use Agricultural and County's Agricultural-Sa zoned districts, it is not currently being used for active agricultural purposes. The State of Hawaii Agricultural Lands of Importance to the State of Hawaii (ALISH) Map does not classify the subject property in any category. The Land Use Study Bureau's Overall Master Productivity Rating for the soils in the area is "E" or Very Poor. The project site has been previously graded and utilized for pasture. Much of the lands in the immediate vicinity of the project site are designated Urban and maintain residential dwellings. Kona Coastview, Kona Highlands and Kona Palisades are just some of the residential subdivisions within the immediate vicinity of the project site. Therefore, the reclassification of this 3.129-acre area from the Agricultural to the Urban designation will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. From a land use perspective, it is a more feasible alternative to infill urban development within this particular area of North Kona. In doing so, it would tend to alleviate the conversion of more productive agricultural lands in more appropriate locations within the North Kona area for Urban Low Density type uses. Furthermore, an Urban classification would complement the existing and future residential land use patterns of the surrounding properties in view of the adjacent Kona Coastview and nearby Kona Palisades and Kona Highland Subdivisions. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 Based on the above, the approval of the State Land Use Boundary Amendment to the Urban District complements the State Land Use District Regulations and is supportive of the State of Hawaii Plan. Change of 7.one The applicant is requesting a Change of Zone from an Agricultural (A-Sa) to a Single Family Residential (RS-20) zone district for approximately 3.129 acres of land. The applicant intends to subdivide the subject properties into a total of 5 residential lots maintaining a minimum lot size of 20,000 square feet. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The proposed request from anAgricultural-5 acres (A-Sa) to a Single Family Residential-20,000 square feet (RS-20) zoned district will conform to the following goals, policies and standards of Land Use and Residential Elements of the General Plan. LAND USE - ~ENERA~ • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. • Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 • Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. A favorable recommendation of this request will also conform to the following goals and policies of the Single Family Residential Element of the General Plan: • To maximize choices ofsingle-family residential lots and/or housing for residents of the County. • To ensure compatible uses within and adjacent to single-family residential zoned areas. • To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. • The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies and standards. The request would also complement the following goals and policies of the Housing Element by creating a mix of residential housing opportunities and maintaining a housing supply that allows a variety of choice. • Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. • Attain a diversity of socio-economic housing mix throughout the different parts of the County. • Maintain a housing supply that allows a variety of choice. • Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. • Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 • Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background and income. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan. is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The requested zone change to a Single Family Residential-20,000 square feet (RS-20) zoned district conforms to the LUPAG Map, which designates the project site and its immediately surrounding area for Urban Expansion uses. The General Plan defines Urban Expansion as an area which allows for a mix of high density, medium density, and low density, and industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. A favorable recommendation of the request will allow for a single family residential development that is consistent with uses permitted within areas designated as Urban Expansion. Therefore, it is determined that the request is consistent with the Urban Expansion form depicted on the LUPAG Map for this area of North Kona. To further compliment the policies and standards of the Single Family Residential Element of the General Plan, a condition of this favorable recommendation will require the applicant to comply with the County's Affordable Housing Policy of the Hawaii County Code. The Keahole to Kailua Development Plan, adopted by the County Council by Resolution on April 3, 1991, designates the area for Residential Expansion. The requested change of zone would be consistent with expansion of urban and residential uses suggested by the Keahole to Kailua Development Plan. Therefore, it is determined that the request is consistent with other land use planning documents for this area of North Kona. On January 22, 1997, the Hawaii County Council adopted Resolution No. 20-97, which supports the County's proposal to conduct a Comprehensive Traffic Plan for the Kalaoa area of North Kona, within which the project site is located. The proposed plan would include identifying the necessary infrastructural improvements for the area relating to traffic, traffic safety, water, fire protection, parks and civil defense. Access to the project site will be accommodated by Leimomi Street, which has a pavement width of 20 feet within 50-foot wide rights-of--way. An access roadway will be constructed as an extension of Leimomi Street into the proposed subdivision to service the proposed lots. The applicant finds that traffic to be generated by the proposed project Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 should be accommodated by the existing roadway infrastructure. The Department of Public Works did not contest this findings, but did recommend that the areas roadway network be master-planned and provide roadway connections to adjoining lots. As mentioned previously, the County Council did adopt a resolution in 1997 to conduct a Comprehensive Traffic Plan for the Kalaoa area of North Kona which has yet to be completed. 1n the absence of a completed traffic plan for the area, a condition will be included to require the applicant to explore additional roadway connections between the project site and adjoining parcels in consultation with the Department of Public Works. The applicant has indicated that water to the project site will be provided via an existing 12-inch waterline along the Mamalahoa Highway. A condition of this favorable recommendation will ensure that sufficient water commitments are secured for each of the 5 new lots within the proposed subdivision. Wastewater generated by the proposed use will be disposed off via wastewater treatment systems approved by the State Department of Health. Police services are available from the County's Police Station at Kealakehe, approximately five miles from the project site. Fire and emergency services are available from the station at the intersection of Palani Road and the Queen Kaahumanu Highway, approximately four miles from the site. Electricity and telephone services are currently available to the project area. The Flood Insurance Rate Maps (FIRM) indicate that the area is located in Zone "X," areas determined to be outside of the 500-year flood plain. There are no significant drainage ways that adversely affects the project site. While there are no indications of surface water flow on-site, the applicant will be required to abide by all applicable County guidelines for run-off generated by the development. The Department of Public Works has recommended that a drainage study be prepared, and the recommended drainage system shall be constructed meeting with their approval. The predominant soil within the project area is classified by the U.S. Department of Agriculture, Soil Conservation Service, as Kaimu (rKED) and Punaluu (rPYD). The project site is not classified as having any agricultural importance on the State Department of Agriculture's Agricultural Lands of Importance to the State of Hawaii (ALISH) Map and soils within the project site is classified as "E" (Very Poor) for agricultural productivity by the Land Study Bureau. Therefore, the requested change of zone will not have any significant adverse impact on the agricultural resources of the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 9 The project site was graded, improved with a dwelling and other farm structures and used for pasturing animals. Given the improved nature of the project site, the presence of endangered floral and fauna species is unlikely. For these same reasons, the existence of archaeological sites within the project site is also unlikely. A site inspection of the project site conducted by the Department of Land and Natural Resources (DLNR) in 1995 did not identify any archaeological sites. The DLNR, in response to this application, found that no historic properties will be affected by the proposed subdivision development. Based on the above findings, this request to reclassify the subject property from an Agricultural-S acres (A-Sa) to a Single Family Residential-20,000 square feet (RS-20) zoned district would result in an appropriate land use pattern and further benefit the general public. For your favorable consideration, an amendment to the SLU Boundaries Map H-7 and Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) are transmitted. We are enclosing a copy of the staff background for your information. Sincerely, Geraldine M. Gif m, Chairman Planning Commission Lgarver02 PC Enclosures cc: Mr. Gregory Mooers Ms. Ellen M. Garver Department of Water Supply Department of Public Works Brian Minaai, Director/DOT-Highways, Honolulu State Land Use Commission Planning Department -Kona i BGarverEREZdsa.doc-1 / l 8/02 COUNTY OF I-IAWAII PLANNING DEPARTMENT BACKGROUND REPORT ELLEN M. GARNER STAVE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 01-011) CIIANGE OF ZONE APPLICATION (REZ 01-022 ELLEN M. GARNER has submitted applications for a State Land Use Boundary Amendment (SLU O 1-011) from Agricultural to Urban District, and a Change of Zone (REZ 01-022) by changing the district classification from Agricultural (A-Sa) to Single Family Residential (RS-20) for approximately 3.129 acres of land. The property is located west (makai) of Mamalahoa Highway, adjacent and south of Kona Coastview Subdivision and at the end of Leimomi Street, Kalaoa 4`~, North Kona, Hawaii, TMK: 7-3-5: 30. GENERAL INFORMATION 1. Land Ownership: Ellen Garver is the fee owner of the subject property. PROPOSED DEVELOPMENT 2. Request: The applicants ~ requesting a State Land Use District Boundary Amendment from an Agricultural to an Urban District and a Change of Zone from Agricultural (A-Sa) to a Single Family Residential (RS-20) zoned district for approximately 3.129 acres of land. 3. Objectives: The applicant intends to subdivide the project site into 5 lots maintaining a minimum lot size of approximately 20,000 square feet. 4. Proposed Improvements: Four (4) lots within the proposed 5-lot subdivision will gain access from Leimomi Street through the adjoining Kona Coastview Subdivision. The remaining lot adjacent to the Mamalahoa Highway will gain access directly to the highway via an existing driveway. The extension of Leimomi Street servicing the ~ interior lots will be privately maintained with a 50-foot wide right of way and 20 feet of pavement width. 5. Other Project Details: The applicant states that deed covenants within each of the 5 proposed lots will prohibit the construction of Ohana dwellings. -1- 6. Project Timetable: The applicant intend to commence with the development of the proposed subdivision immediately upon securing the proper governmental land use approvals. 7. Supportive Information: (See Exhibit D -State Land Use Boundary Amendment and Change of Zone Applications ) STATE AND COUNTY PLANS 8. SLU: Agricultural by the State Land Use Commission. 9. GP Consistency: Economic,~Land Use a~ii d Commercial~elements goals, policies and courses of action. 10. GP LUPAG Map: Urban Expansion. This area allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. 11. Keahole to Kailua (KtoK) Development Plan: Residential Expansion. The K to K Plan was adopted by the County Council by Resolution on April 3, 1991. The Plan was adopted as a guide to be utilized in the development of infrastructure and land uses in the region. Upland Residential Zone: Residential Expansion Areas (800 acres): The expansion areas in the upland zone would accommodate an additiona13,000 to 5,000 housing units. The project site and immediately surrounding area is identified as an existing residential area that is included within the Residential Expansion Area. 12. Kona Regional Plan: The Kona Regional Plan, adopted by the Planning Commission by Resolution in 1984, recommends the project area for residential uses at a density of four (4) units per acre (RES-4). This recommended land use is consistent with a current zoning designation of RS-10, a higher density than that being requested by the applicant. 13. County Zoning: Agricultural-5 acres (A-Sa) by the County. -2- 14. S1~A: The subject properties are not situated within the Special Management Area. It is located approximately 3 miles from the neazest coastline. 15. C®astal ~®ne 1~lanageaaaeffit, Ii1tS Ciaapter 205A: According to the applicant, the proposed use will not negatively impact recreational resources, visual resources to or from the shoreline, including access to and along the shoreline or coastal ecosystems. DESCIPT'ION OF SUIT.; = C'T` POPERTfES AND SUI~OUNIIING ~A 16. Snbject Pr®perty: The project site is located adjacent to the west (makai) side of the Mamalahoa Highway and about 1,000 feet north of Kaiminani Drive. The project site is situated adjacent to the south of Kona Coastview Subdivision. There is an existing farm dwelling located within: the proposed Lot 1-C near the middle of the project site and a farm workshop and greenhouse within proposed Lot 1-A adjacent to the Mamalahoa I-€ighway. The remainder of the project site is vacant and was previously utilized for pasture. Slopes within the project site range between 6 and 20 percent. 17. Surr®unding Z®ning~Laa~d Uses: Adjacent to the north is Kona Coastview Subdivision and approximately 1,300 feet to the south is Kona Palisades Subdivision. These subdivisions are situated within the State Land Use Urban District and are primarily zoned Agricultural (A-Sa) by the County. However, these subdivisions are essentially non-conforming residential sized lots ranging between 8,000 to 20,000 square feet. These subdivisions include mixed residential uses and vacant lands. Several requests for State Land Use )3oundary Amendments and Changes of Zone for lands within the immediate vicinity of the project site have been recently approved or are currently pending before the Planning Commission or the County Council. These applications (refer to Fxl~ilrit A for locations) include: a. TMK: 7-3-005: 095, por of 31 & 85 -Applicant: David S. DeLuz 1?nterprises Request: SLU: Agricultural to Urban REZ: A-Sa ~Bi RS-10 to RS-20 Proposal: 35-lot subdivision Status: pending before Planning Commission -3- b. TMK: 7-3-005: Por of 32 & 33 -Applicant: David S. DeLuz, Sr. Enterprise Request: SLU: Agricultural to Urban REZ: A-Sato CN-10 Proposal: Retail and neighborhood commercial center Status: pending before County Council c. TMK: 7-3-005: 098 -Applicant: Keven & Patricia Rinkenbach Request: SLU: Agricultural to Urban REZ: A-Sato RS-15 Proposal: 16-lot subdivision Status: Ordinances adopted by Council-Effective: May 17, 2000 d. TMK: 7-3-005: 089 Applicant: Peter Dungate Request: SLU: Agricultural to Urban REZ: A-Sato RS-20 Proposal: 12-lot subdivision Status: ®rdinances adopted by Council-Effective: August 12, 1999 18. LT.S.D.A. Soil Type: Soils within the project site are classified as rKED and rPI'D. rKED is Kaimu extremely stony peat, 6 to 20 percent slopes. The surface layer is very dark brown extremely stony peat, about 3 inches thick. It is underlain by ~agmental Aa lava, This soil is neutral in reaction. Permeability is rapid, runoff is slow and the erosion hazard is slight. rPYD is Punaluu extremely rocky peat, 6 to 20 percent slopes. In a representative profile, the surface layer is black peat about ~ inches thick. It is underlain by pahoehoe lava bedrock. This soil is medium acid. The peat is rapidly permeable. The pahoehoe lava is very slowly permeable, although water moves rapidly through the cracks. Runoff is slow, and the erosion hazard is slight. 19. Land Study ~ureaa~ S®il Dating: Soils within the project site are classified as "E" or "Very Poor" for agricultural productivity. 20. .~~rieultir~al Lands ®i' Importance to the State ®f Ilawaii (AI.ISII) System: Soils within the project site are not classified on the ALISH map. 21. FIR11'I: According to FIRM, #lie subject site is designated Zone "X", an area determined to be outside of the 500-year flood plain. -4- 22. Fl®rafFauna Ices®urces: As the project site has been grubbed, improved with a dwelling and agricultural buildings and used for pasturing animals, the likelihood of any rare or endangered flora.or fauna is remote. According to the applicant, the project site consists of an overstory of Christmas berry and purple strawberry guava. 23. Archae®1®gical Res®urces: Department of Land and Natural Resources -Historic Preservation Division staff archaeologist inspected the project site on November 1, 1995. No historic sites were identified. 24. Cultaaral or 1~Tative Gathering Rights: According to the applicant, no valued cultural, historical or natural resources exist on the project site and no gathering is taking place. 25. Public Access: According to the applicant, the project site does not provide public access to the mountains or any mountain feature. The applicant anticipates that the proposed project will not impact existing public accesses to these areas. P°UIILIC UTII.IT`Il~S AIoTI) SER~I~ES 26. Access: Four lots within the proposed 5-lot subdivision will gain access from Leimomi Street through the adjoining Kona Coastview Subdivision. The remaining lot adjacent to the Mamalahoa Highway will gain access directly to the highway via an existing driveway. The extension of Leimomi Street servicing the 4 interior lots will be privately maintained with a 50-foot wide right of way and 20 feet of pavement width. Applicant states that traffic generated by the proposed subdivision should be accommodated by existing roadway infrastructure. 27. Water: According to the applicant, water to support the proposed subdivision can be made available from an existing 12-inch waterline along the Mamalahoa Highway. 28. Wastewater: There is no municipal sewer system in the area. The applicant proposes to dispose of sewage via wastewater treatment systems approved by the State Department of Health. 29. (3tlaer essential Utilities and Services: Electrical and telephone services are or will be made available to the site. The nearest police station is located at Kealakehe, approximately five miles from the project site. There is a fire station at the -5- intersection of Palani Road and the Queen Kaahumanu Highway, approximately four miles south of the project site. AGEIWCILS' C®1~iLl~TS 30. I3epart~neut of mater Supply (See Exhibit C -January 2, 2002 memorandum) 31. Real Property `I`az Division (November 26, 2001 memorandum) "No Ag.-use assessment within past 10 yrs., therefore, not subjet (sic) to rollback taxes. Real properly taxes are paid through December 31, 2001." 32. Police (November 27, 2001 memorandum) "In response to the above-referenced request, the Police Department will continue to have concerns regarding any increased density where the major access into Kailua- Kona is via Palani Road. ifi7e feel that necessary roadway infrastructure along this corridor should be completed prior to allowing any further sub-dividing in the Kalaoa area. "There was also a concern as to whether the applicant would receive permission from the Coast View subdivision to use its roadways as access into the proposed subdivision. Any increase in population will create a need for additional police services." 33. Department of health (November 28, 2001 memorandum) "The Department of Health have concerns due to the location of a drinking water well within a 1,000 feet of the proposed change of zone application and that there are not sewers in the area. No cesspool or septic tank system is allowed to be built within the subdivision that falls within the 1000 feet radius." 34. Department of Laud aid l~atural ttesources Historic Preservation i)ivisiou (December 3, 2001 memorandum) "We believe there are no historic properties present because residential development/urbanization has :altered the land and previous grubbing/grading has altered the land. Thus, we believe that "no historic properties will be affected" by this undertaking." 35. State La~sd Use Conamissi®n (See Lglaibit D g December 6, 2001 memorandum) -6- . 36. Department of Public ~Vorlcs: (See Exhibit E -December 10, 2001 memorandum) 37. Fire Department: (See Exhibit F -December 19, 2001 memorandum) APPLICANT'S I3ESP®NSE TO AGENCIES 38. Applicant's Response dated January 5, 2002 "Your staff forwarded the comments from various agencies regarding the applications identified above. I offer the following responses. Department of Health: According to the Department of Water Supply, their well is located at TMK: (3)7-3-04: 17. The subject property is over 1,000 feet from the well head. The applicant will not install any individual wastewater treatment systems within a 1,000 feet of this well head. Police Department: The applicant believes the existgng regional roadway system can accommodate the three additional dwellings that this project would produce. The General Plan, Kona Regional Plan and Keahole to Kailua Plan all support the residential use of this property. The project will provide an interior roadway connection to Coast View subdivision as mandated by the Department of Public Works. Please see their comments dated December 10, 2001 and our response immediately below. Department of Public Works: The applicant will comply with all grading, underground injection control and drainage requirements as specified by DPW. The access to the property will provide a north-south connection to the Coast View subdivision to the subject property, and will meet the requirements of DPW. The applicant does not propose to provide a mauka- makai connection through this property as it would severely limit the productive use of this very narrow parcel and there are already mauka-maki (sic) roadways at Ahikawa and Kaiminani. Please see the site plan in the application exhibits." 39. Appl'icant's Iaesponse dated January 10, 2002 "The applicant has submitted $600 for the required water commitment for the four additional lots as requested. -7- The applicant understands that a water line must be constructed to provide service to the proposed subdivision. Tl~.e Department has made- a-very specific request-that-thc required water line follow Ahikawa and Leimomi streets. As we are aware where are other developments being proposed for this area of Kalaoa that will also require water line improvements, the applicant would prefer to have a more general condition placed in the change of zone rather than this specific condition. This will allow her engineer an opportunity to work with Department of Water Supply and the adjoining property owners to determine if another alignment might be more suitable. The applicant understands that any such alignment must be approve by Water Supply." 40. Applicant's Itesp®nse dated January 16, 2002 "Fire Department: The Department quoted four pages of the Fire Code. The applicant will comply with all applicable portions of the code." AGENCIES - NO ItESI'®NSE ®r COl0~I1VIENTS 41. Department of Parks and Recreation, Office of l lousing and Community Development, Department of Transportation, Department of Agriculture, Natural Resources Conservation Service, Department of Environmental Management, Department of Land & Natural Resources -Land Division, Department of Education I'USLIC C®MIVIENTS 42. No comments regarding the subject applications were received by the Planning Department. -8- _ U W ~ ~ -U X ua z ~ ~ ~ ~ i ~ y , ~ n _ f 'F f ~ r ~ ~ ~ Il ~I ~ a. ~ ~ ~ ~ ~ ~~~~r ~ -ate } if l I ~ r s n ~ . ~ ~ ---'sir r- - ~ ~ ~'F~~ a~- "^~i ~ f ~ i ~ _ ~ stn ;L~ i .,,~+~'^f, 1 ~ ~ °`r~.~~ ~ ~ - ii ~ i r~ i ~ ti . L .QTY OF H~,In1AII PLANNING DEPARTMEN'~ ~,PPLICATION F'OR STATE LAND USE HOUNDAItY APgENDPblENT . (15 ACRES OR LESS) F.PPLICANT:~~,~, (;arvPr Qg APPLICANT' S SIvNATURE: liL._- MAILING ADF~RESS: 73-1247 Kaiminani Drive - ~ Kailua-°Konr:, Hawaii 96740 TELEPHONE: (HUS) (HOME) 325-7789 LANDOi+1NER: Ellen Garver r.AUnnta~F~97 ~ S ~Te=N'T'r~iT~~t~ ~'"L--- - . 'mil v-~/L~ TAX MAY KEY: 7-3-05:30 LAND AREA: 3.129 acres CURREN'T` STATE LAND USE DIS°1'RIC`I' CLASSIFICATION: AQricul rivr~l REQUESTED STATE LAND USE DIS`T°RICT CLASSIFICA°I'IC•N:~r~an THE APPLICANT SHALL SUHA~iIT THE FOLL06~INr: A. Non®refundable filing and. processing fee of t•wo hundred dollars. H. Original and fifteen copies of: 1. Application form.. 2. Location map. 3. Preliminary site plan, drawn to scale, with all eacisting anc3 ?arop~~s®d struct~.~res area i~nprovQmen':s sh~~wn thereoa~. 4. Reasons for the requested change and written description of the property and proposed development, including but not limited to: a. The extent to which the proposed reclassification conforms to the applicable goals; policies, standards, and courses of action of the General Plan and implementing ordinances, plans and documents; and b. The extent to which the proposed reclassification conforms to the >applicable district standards. C. A minimum 2-foot by 3~foot presentation map requested under H.3, above. 0 4 0 0 q ~~I~17' ~ - SLU ~ R~Z Applications . C~I~.G C)~ ~O ~~I'I~IC~~I®leT (Type or legibly print the requested information) APPLICANT: E 11 e n G a r v e r APPLICANT'S SIGNATURE: _ DATE: 7 ADDRESS: 73°1247 Kaiminani Drive Kailna-Kona. Hawaii 96740 LIST APPLICANT'S INTEREST IF NOT OWNER: (1 w n P r LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: PI€ONE:(13us.) {Res.) 325-7789 (Fax) LANDOWNER(S~: E11en Garver LANDOWNER SIGNATURE(S): = DATE:,_„Z,~~~t,' (P~tay be by teeter) LANDOWNER(S) ADDRESS: 712/7 K,a; mi nani llri v~_ Ka~,1~~,-~~n,~„~, Hawai ~ 96740 REQUEST: - - (Existing zoning) (Proposed Zoning) TAX MAP KEY: 7 - ~ -n 5 ~ ~ n STREET ADDRESS OF PROPI~RTY: v ~ ~ ~ n rya ma i a h ~ a u; ^ SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 3.12 9 acre s AGENT: GreQory R. Mooers ADDRESS: Mooers Enternri GeG P.O. Box 1101 T`ELEPI-IONE:(Eus.) 8$~-~~~~ _ (Res.1. X385-7 (Fax) RRS-1 574 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Moo~~~ ~n~QSrp~'i GPS COPIES: Fl tan rarvPr (See Instructions on Reverse Side) ATTACHMENT Residential Rezoning PLANNING DEPARTMENT :COUNTY OF t~AVdAII ~PLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? Yes If yes, please answer the rest of question 1 and then to question 3. a. I-tow many acres of the requested area do you intend to subdivide? 3. 1 2 9 a c r e s b. Into what lot sizes? 20.000 s . f . c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? I~me d i a t e l y d. Do you intend to build houses on the newly created lots? If yes, please answer the following questions: On how many of those lots? 4 At what approximate price range? House Lots Total X250. 000 Approximately how long, after approval of the subdivision, wouldrbe first House be available for occupancy? 1 ~ a r If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of-zone application form. Please see rezoning exhibit. 2. If you have no firm plans of subdividing the subject area, do you intend to: ' a. Sell or lease the land to someone who has firm plans? b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. please, also, include in your ans+~er approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. Do you think that your res~uest and your further plans for the land will alleviate the local Musing situation? Yes {how? It will allow for th;e development of Four aidditonal residential units in this desirable residential area of North Kona. 4. Are there any buildings on the subject area? Yes If so, what kind? There is a farm related workshop anda:g~enhouse and storage shed on Lot 1-A and a single--family dwelling on Lot 1-C. ghat do you intend to do with those buildings if your request is approved? They will be retained. -2- 5. Is the subject land currently being used for any agricultural activitity? ~~g If so, please list the kinds of products grown and on how many square feet or acres of land per product. 6. To your knowledge, has there been any flooding and/or drainage problem on the subject area? If so, please describe the problem. 7. Do you think that the roads leading to the subject area needs improvement? If so, vmhat Kind? Is the road adequate for the proposed traffic volume or load? Yes 8. Vdhat sort of governmental. assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools % b. Roads % c. Sewer % d. Drainage X e. Police Protection X _3_ Yes No f. Fire Protection X g. Recreational Facilities X h. Public Utilities X i. Other For those checked ~~yes,i4 please elaborate what type or kinds of improvements and/or assistance are needed. Signature: L~ Address: ~3 ~ Telephone: (S~o~ ~@®]~~~ IJate: S- s- og~ _q_ 5337A/50a n n r io i, ~~.CGOT.T~~ ~ COUl®I°~Y ]El®TYIIZOI~I~T~'t~~ P®RT` ST~~TL L USL: ~®I.T1~TD?AItY AIVIEImTD1~EN~`: AG~ICUL'I'UI~L ~O URBAN C~.NGE O~ BONE: AGRICUia~°URAI., ~-ACS ~'O ~tESIDEN~`IAI., 20,000 S.F. 'I'~ac 11~a~ Key: (3) `~-3-05:30 Kal~o~ North Kona, ~iawaii ~pglicant: Ellen Garver The applicant, Ellen M. Garver, is seeking a State Land Use Boundary Amendment from Agricultural to Urban and a Change of 2;one from Agricultural 5-acre (A-Sa) to Residentia120,000 square foot (RS-20) fora 3.129 acre pazcel located at Kalaoa 4`~, North Kona, 1°Iawaii, Tax Map Key (3) 7-3-05:30. These requests are made to allow the subsequent subdivision of the property into S residential lots with related improvements. GENERAL INFO1t10'~A~'ION: Ellen M. Garver is the fee owner of the subject property. SUBJECT` ~EQU~S'I'/EItO~OSEI~ I~EVELOPIO~ENT: A. The applicant is proposing to redistrict the property from the agricultural district to the urban district and changc the zone from Agricultural 5-acre (A-Sa) to Residential 20,000 s.f. (RS-20) to allow flee subdivision of the property into 5 residential lots in conformance with the new zoning designation. B. The site has one farm related workshop and greenhouse in the eastern (mauka) area of the property (Lot 1-A) and asingle-family dwelling on proposed lot 1-C, the balance 1 is presently vacant and unused. The site has previously been graded extensively and used fear pasturing animals. C. The lot is a rectangular shaped lot located immediately west (makai) of Mamalahoa Highway on its eastern boundary. D. The Kona Coastview Subdivision adjoins the property to the north. E. Access to 4 of the lots is proposed: to be from Leimomi Street in the Coastview Subdivision through a roadway lot, Please see the rezoning exhibit. `The existing driveway from Mamalahoa Highway will continue to serve the proposed lot 1-A, which has the existing farm dwelling. F. Utilities will be provided to each of the proposed 5 lots from the azea's existing infrastructure. G. Construction on the first lots will begin immediately after all governmental approvals are secured. I. There will be restrictive covenants developed for the subdivision that will prohibit ohana dwellings to preserve the single-family residential ambience of the area. 2 CONFO1~10'IANCE VVITI~ S°I'ATE AND COUNTY PLANS: A. State Land Use I)esi~ation: The State Land Use District Classification of the subject parcel is Agricultural. A portion of this request is to resdistrict the Agricultural portion of the subject property to the Urban District. It should be noted that since 1985, pursuant to State law, the Counties are allowed to process amendments to the district classification if the land area is less than 15 acres. In this case the subject parcel consists of 3.129 acres. Applicable Goals%Polaeies arad Objectives of the General Plan: ECON016~IIC GOALS ~ Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii sha1.I strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunties that are compatible with the County's natural and social environment. POLICIES • The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. • The County shall strive for f:~ll employment. 3 LAND USE Through the careful analysis :and examination of past and present situations, the following goals, policies, and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. GOALS ~ Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. POLICIES ~ Zone urban- and rural- types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. ~ Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic. community facilities and utilities. ~ Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. ~ The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. ~ The County shall develop, in cooperation with community residents, community development or regional plans for all of the districts or combinations of districts and shall periodically review and amend these documents as necessary or as mandated. STANDARDS ~ Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. • Zoning may be recomra~ended on an incremental basis depending upon construction schedule, development of supporting services and facilities, and other pertinent factors bearing upon the performance of the petitioner. (5) SINGLE-FAINTLY I~SIDENTIAL Through cazeful examination and analysis of the present situation, the following goals, policies, and standazds aze set forth to guide the orderly development of single-family residential areas in the interest of the residents of the County of Hawaii. GGALS • To maximize choices of single-family residential lots and/or housing for residents of the County. • To ensure coYnpatible uses within and adjacent to single-family residential zoned areas. • To provide single family residential azeas conveniently located to public and private services, shopping, other community activities and convenient access t8 erriployment centers. • The County shall encourage and coordinate with the State in providing fee simple and leasehold single-family residential lots to the residents through State and/or County Housing Programs. • The County shall incorporate reasonable flexibility in codes and ordinances to achieve a diversity of socio- economic housing mix and to permit aesthetic balance between single-family residential structures and open spaces. • The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies, and standards. 5 3~IOUSIIeIG GOALS ~ Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. ~ Attain a diversity of socio-economic housing mix throughout the different parts of the County. ~ Maintain a housing supply which allows a variety of choice. Develop better places to live in Ilawaii County by creating viable communities with decent housing and suitable living environments for our people. ~ Improve and maintain the quality and affordability of the existing housing stock. ~ Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. ~ Ensure that housirdg is available to all persons regardless of age, sex, marital status, ethnic background, and income. a The cornerstone of the County's housing programs and activities shall continue to be the encouragement and expansion of appropriate home ownership opportunities for our residents. POLICIES ~ The County shall encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing def ciencies. 6 C. General Plan Designati®n: The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban forns for areas within the County. The subject property is designated as Urban Expansion Area. The Urban Expansion Areas allow for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where specific settlement pattern and mix of uses have not yet been determined. The applications to create slow-density residential project are consistent with the urban form depicted on the LUPAG Map for this area of North Kona, D. County ~onfng Code: The original zoning for this parcels was Unplanned, but upon the approval of the new zoning code on December 7, 1996, all Unplanned zone property was re- designated as Agricultural 5-acre (A-Sa). This request is to change the zone of the property to Residentia120,000 s.f. (RS-20). E. Coanraaunity Dewelopment Playa: The Kona Regional Plan, adopted in April 1984 by the Planning Commission designates the subject area asResidential -four units per acre (RES-4). The proposed development is consistent with the Regional Plan. F. Kailua-Kealaole Rega®aaal Plana: This more focused community development plan was prepared in 1989 and adopted by the County Council by Resolution on April 3, 1991. The Plan was adopted as a guide to be utilized in the development of infrastructure and land uses in the region. The K-K Plan designated this area for residential expansion. The proposed use is consistent with this plan. 7 G. Special 1Vlanagement Area: The subject property is not located within the County's Special Management Area (SMA), and as such does not require a SMA permit. II. I~Iawaii Revised Stataates, Chapter 205A -Coastal Zone Manageanent Act: The subject property is Iocated over ten miles from the shoreline. The proposed use of the subject property will not negatively impact recreational resources, visual resources to or from the shoreline, including access to and along the shoreline or coastal ecosystems. Therefore no scenic or open space resources to the shoreline coastal view plane or coastal ecosystem will be negatively impacted by the proposed aCtlon. I. 1Vloeantain Access: The subject property is surrounded by the regional roadway system and residential lots. The property is not used for access to the mountains or any mountain feature, therefore no public access to these areas will be impacted by the proposed action. I'IIYSICAL CI-IAItACTERISTICS ANI? ENi~IIt®NMEloTTAL SETTIIoIG: PBaysical Claaar~cter~tacs/.~nvir®~rsra~~tcrl Setping: A. The existing 3.129 acre lot is a rectangular shaped lot located makai of Mamalahoa Highway on its eastern boundary, with Kona Coastview Subdivision on its northern boundary at Kaohe 4fh, North Kona, Hawaii, TMK: (3) 7-3-05:30. B. Annual rainfall for the area is between 40 to 50 inches according to An Inventory of Basic ~IVater Resources Data: Island of Hawaii, published by the Department of Land and Natural Resources. C. The site is slopes from its eastern (mauka) boundary on down to the western (makai) boundary on at a grade between 6 and 20%. D. Other than the single-family home on proposed lot 1-C and a farm related workshop and greenhouse on the eastern boundary of the property on proposed lot 1-A, the site is presently vacant although it was previously used for pasturing animals. 8 F. The U. S. Geological Survey has categorized the island into nine zones of comparative hazard rates from lava flows, with Zone 1 being the highest and Zone 9, the lowest severity of hazard. The U. S. Geological Survey designates the subject property as Lava Hazard Zone about 5% of this area has been covered by lava since 1800 and less than 15% of this area has been covered by lava in the last 750 years. This area covers all of Hualalai, where the frequency of eruptions is lower than on Kilauea and Mauna Loa. Flows typically cover large areas. G. The site is located approximately three miles from the ocean at Keahole Point. H. The State I3epartment of Agriculture's Agricultural Lands of Ima o~rtance to the State of Hawaii (ALISI-I) has no classification for this property. I. The U.S.L~.A. Natural Resources Conservation Services Soil Survey Report the soil type is of the Kaimu and Punaluu soil series. The Kcai»au series consists of well- drained, thin organic soils over Aa lava. The surface layer is extremely stony peat about three (3) inches thick; Permeability is rapid, runoff is slow, and the erosion hazard is slight. It is noted that this soil is not suitable for cultivation. The Punaluu series consists ofwell-drained, thin organic soil over pahoehoe lava bedrock. The surface layer is black peat about four (4) inches thick. The peat is rapidly permeable. The pahoehoe lava is very slowly .permeable, although water moves rapidly through the cracks. Runoff is slow, and the erosion hazard is slight. This soil is used largely for pastoral purposes. J. The Land Study Bureau's overall master productivity rating system classifies the soil as Class "E" or Very Poor for agricultural use. K. According to the Flood Insurance Rate Map (FIRM) prepared by the U.S. Army Corps of Engineers, the properly is in Zone "X", an area outside the 500-year flood plain. L. There are no significant drainageways on the subject property. While there are no indications of surface water flow on-site, the applicants will abide by all applicable County guidelines for run-offgenerated by the development. Any improvements must comply with Chapter 27 of the County Code relating to Flood Hazard Control. 9 I~istorac Itesoasrces: The subject property has been extensively grubbed over the years and used for pasturing . animals. It is believed that no historic or cultural features remain on the subject property if any existed. The proposed action should not have any affect on significant historic sites. According to the May 24, 1996 letter from the Department of Land and Natural Resources-Historic Preservation Division, the adjoining southern property was inspected by their staff archaeologist, Marc Smith on November 1, 1995 and no historic sites were present on the parcel. Subsequently Grubbing Permit No. 4142 was issued on November 6, 1995 and the property was grubbed for agricultural purposes. Cultures! Resources: No valued cultural, historical or natural resources exist on the subject property and no gathering is taking place. To the extent to which traditional and customary native Hawaiian rights are exercised, the proposed action will not affect traditional Hawaiian rights, therefore no action is necessary to protect those rights. Natural ~tesources (Flora-Faurra): Vegetation. consists of primarily an overstory of Chris~nas berry and purple strawberry guava As previously mentioned, the site has been grubbed and used for pasturing animals. Please see the Flora and Faunal Report in the exhibits prepared by Dr. Terry and Dr. Hart. Social-Ecossonsic Clsaracteristics: A. Social settle`arerst patterns ,for the area: The population of Kona has grown steadily since 1965 as a result of the expanding visitor industry in West Hawaii, which has a large and growing share of the visitors to the island and consequently the de facto population. At any given time, up to one-fourth of those present in Kona are visitors. The ethnic composition of the North and South Kona Districts at the time of the 1990 U.S. Census was as follows: Caucasian: 54.6 Hawaiian: 18.6 Japanese: 13.6%; Filipino: 8.3%; Other: 5.3%. This distribution illustrates a multicultural community 10 with no distinct minority groaps, although the Caucasian population is an expanding majority (Source: U.S. Census Data: Table 6, :1990 Census of Population. General Population Characteristics," 1990 CP-1-13) B. ~c®n®»aic resoacrces ®f the a~°ea: This area is a residential community. The site is completely surrounded by residential subdivisions of various densities. C. Lanc1 Values: According to Realtors in this area, residential lots in this immediate area sell for $90,000 to $110,000. Lots with houses sell for $225,00 to $300,000. Surr°®arndirag Lands: Lana' User®rain~: The property to the south and west are in the urban district and zoned agricultural (A-Sa) and residential RS-10 and 15 by the County. There are single-family residences grad a number of vacant residential sized lots within the Kona Palisades and Kona Coastview Subdivisions. These subdivisions are situated within the State Land Use Urbana District and are primarily zoned Agricultural by the County. However, these subdivisions are essentially non-conforming residential sized lots ranging from 8,000 to 20,000 square feet. These subdivisions are developed and used for residential purposes. The property to the east is in flee Agricultural district and zoned A-Sa by the County. There have been several change of zone applications to residential uses approved in this immediate area, Tax map keys 7-3-S:I2 (Ken World), 7-3-5:99 and 7-3-31:70 (1997 Hawaii Land Partnership), 7-3-5:98 Rinkenbach) and 7-3-5:89 (Dungate) are examples. PIJ~ILYY? 1~ACYLI°TIES ~1®TI3 SER~~ES A. There aa~ two proposed access point to the subject property. Access to 4 of the lots is proposed to be Leimomi Street via a roadway lot and the remaining lot (1-A) will be accessed from the existing driveway on Mamalahoa Highway. Please see the site plan in the exhibits. Traffic from this project should be accommodated by the existing roadway infrastructure. 11 S. Utilities will be provided to each of the proposed 5 lots from the area's existing infrastructure. C. Water can be made available to the site from a 12-inch line on Mamalahoa I-€ighway. D. As there is no municipal system in this azea, sewage will be disposed of via individual wastewater treatment systems approved by the State Department of I-Iealth. E. The nearest police station is located at Kealakehe, approximately six miles from the project site. F. There. is a fire station at the intersection of Palani Road and the Queen Kaahumanu Highway, approximately six miles from the site. G. The nearest public schools are located in Kealakehe, approximately four miles from the subject property. ENVIIdf.~NI~IEN'TAL AS~ESSIVIENI` A1mIi) ANALYSIS A. Relati~nslai~ between 1®cal slz®rt terra apses of envsronsnent and anaintena~ce and etalaanceraaeaat ®f 1®sa~ terra pr®dr~ctivity: In terms of the relationship between short- term use of man's environment and the maintenance and enhancement of long-term productivity, no short-term exploitation of resources that would entail negative long- term consequences has been identif ed for the proposed action. ~'6~ati~ative rneasaares prep®sed t® av®ad, mniata»aize, rectify or redaace irsipact: All construction on the site will correply with all governmental regulatory controls to mitigate noise and dust during. the construction period. All structures and infrastructure improvements constructed ~+ill comply with all federal, state and county requirements. All important cultural, historical and natural resources will be created in accordance with agency requirements. C. Alternatgves t® the pr®p®sed de~el®panent: One alternative to the proposed action would be to leave the entire parcel vacant and undeveloped. This would not allow the development of ~ additional lots for residential purposes in this heavily urbanized and desirable area of North Kona. It would also not increase the real property tax base as the proposed action would. 12 D. Irreversibde and Irretrievable cornaraitrneaats of natural resources that ~oudd be invod~ed if proposed action i~aplernentede The construction of 3 additional , residential units would involve the irreversible and irretrievable commitment of negligible quantities of natural resources. The conditions applied to this request would help insure the protection of the natural and cultural resources on the property. There are presently no such conditions placed on the property. Given the conformance with all established State and County goals, policies and plans; the physical characteristics of the sitE and surrounding area; the present zoning and uses of the surrounding area; the minimal impact on public facilities and services; the rlinimal impact on the environment; the applicant requests a favorable consideration of these boundary amendment and change of zone applications. 13 R t. X -ITS II~T SUPP®IiT ~ L~~ USA U I®ID ITT I~ ~ C ~E ~®I~T~ I3I~` ~ iw'I®r°a a®d tau®~ i~ep®~ iI~I°I' ~ Site ~h®t®~raph~ ~III~` C Itez®®in~ Ez~ibit ~'L O .AND ~.4 UNA ~POR?' ~~K ~-.3~OS:30 K~4.~4OA, N®~?7'~.~ONA, ~AW~II by Ron Terry, Ph.D. and Patrick Hart, Ph.D. October 2000 Introduction This report was developed at the request of Greg Mooers as supporting material for a Change of Zone application for TMK 7-3-05:30 that is being submitted to the Hawaii County Planning Department. TMK 7-3-05:30 is a 3.129 acre parcel fronting ldiamalahoa Highway to the east, and bordering a residential area to the north (see attached figure). A macadamia-nut orchard abuts much of the southern boundary. Methodology Methodology included field survey and examination of published records related to the environmental conditions on the site. A field survey of the property was conducted in October 2000. The primary objective was to determine whether any rare or endangered species, or habitat for such species, were present on the parcel. A secondary objective was to characterize the flora and fauna by 1) compiling a plant species list that would include all alien and native species encountered; 2) characterizing the general vegetation types present; and 3) assessing the quality of habitat for native fauna, A final objective was to identify any other sensitive environmental conditions or potential .impacts. All parts of the sites were visited and at least 95 percent of the study area vegetation was examined. Records, maps and publications examined included the zoning maps, parcel maps and records, State Land Use District Mapss and Flood Insurance Rate Maps (FIRM) maintained at the Hawaii County Plazming and Public Works Departments. Published sources included the Atlas of Hawaii (?rd ed.), the 1l~anual of Flowering Plants of Hawaii, the Rainfall Atlas of Hawaii, ehe United States Geological Survey (L7SGS) topographical map Kailua (1:24,000 scale), and the U.S. Soil Conservation Service's Soil Survey of Island of Hawaii. The References section at the end of this report supplies full references for all published material. General Site Description The elevation of the site ranges from approximately 1,550 to 1,700 feet above mean sea level. Slopes on the properties are moderate. Annual rainfall is approximately 40 inches. Soil is classified as Kaimu extremely stony peat, a cor~amon soil in lowland Kona. This thin, well-drained organic soil forms over 'a'a lava. The soil is appropriate for pasture, Flora and Fauna Report, TMK 7-3-05:30 Page 1 macadamia nuts, papaya, and citrus fruits. Permeability is moderately rapid, runoff is slow,-and erosion_hazazd -is slight, Flora, Fauna and Ecosysterrrs: Existing Conditions Based on rainfall and geologic substrate, the azea probably supported a Lowland Dry to Mesic Forest (Gagne and Cuddihy 1990), with 'obi's (Metrosideros polynrorpha) isms (Diospyros sarrdwicerasis) and possibly alahe`e (Psydrax odoratusra) as dominants. The original vegetation of the property was probably long ago lost to disturbance because of farming .and ranching activities. The vegetation is now almost entirely alien. 'I ~3e human introduced Christmas berry (Schinus terebinthifolius) and Silk-oak (Grevillea robusta) are the most prominent tree species. The groundcover is dominated by Molasses grass (Melinus rninut~ora), Comb hyptis (Hyptis pectinate), and the Glycine vine (Glycirae wightii). All plant species found on-the parcel are listed below. SClentflflC SVarrfle C(3nun®rl ~`~c'1Yne Scientific Marne Common Name Abutilon ardifolium ~a' a~ut~ion Ipomoea indica Mornin !ci #Aleurites rloluccara IClzkui nut I~alanchoe innate Air land Aloes Aloe Leucaena leucoce hale I~oa haolc Caeca! iris dace itaia l!~ sore th~irn Melinus mrnutiflora Molar s Carica a ova Pa a a Momordica charantia 13alsarn -ear Charrflaecri~fca nictitars I~artrid a ea Pennisetum setaceum Fountain s *Cocculus triloba l-luehue Persea americans Avocado l~esmanthus vir etas Slender rlirxaosa Pluchea carolinensis Sourbush I~esmodium s S ~:nish clove. Psidium us'ava Common avs Eu horbia cvatho Mara Poinsettia Schinus terebinthi!'olius Christrraa, be G! cane vvi tii Glvcine Serra se temtriorslis ICoflomoflss. Grevillea robusta Silk-oak Stach beta s Vervain ~N tic ctilaata Col:lb h tic S zv iurr 'ambos Rose- !e Indi s~fera staffrlaticosa Indio Thurber is fra s white thunber is * indicates ail indigenous or endemic species and # indfl'cates a Polynesian introduction. No native fauna were observed on the. site. It is quite possible that certain native forest birds, seabirds or migratory birds could utilize or fly over the site, but it is unlikely that any with threatened or endangered status would find the site suitable habitat or be affected by activities that occur on the; pazcel. The two Hawaiian raptors, the Hawaiian Hawk or 'Io (Buteo solitarius), and the I-iawaiian owl or Pueo (Asio flarairneaas sarrdbvichertsis), probably make some use of the area. Although the Hawaiian Hawk is an endangered species, the subject property is not considered to be part of its essential habitat. No hawk nests were observed; and the leek of large trees on the property makes it unlikely that Hawks would attempt to nest there. The only native Hawaiian land mammal, the Hawaiian Hoary Bat (Lasiurus ciraereus serraotus), may also be present in the area, as it is common in many areas on the island of Hawaii. Qbservation took place in daylight, and therefore the lack of bat observations does not signify an actual absence of bats. As with the hawk, however, the project area would not be expected to represent essential habitat for this species. Flora and Fauna Report, ~'MK 7-3-OS: 30 Page 2 No systematic faunal survey was conducted. During the course of the plant survey. alien bird species such as Japanese white-eye (Zosterops japonica), Northern cardinal (Cardinalis cardinalis), House finch (Carpodacus me_ricantrs), Nutmeg mannikin (Lvnchuf-a punctata), and Zebra dove (Geopelia striata) were noted. Alien manunals such as Mongooses (Heipestes aur-opunctatusj, feral cats (Fells cans). rats (Rattus spp. and mice (Mus musculus domestlcusl undoubtedly inhabit or use the propem~. Flora, Fauna and Ecosystems: Impacts and 1Llitigation Measures No rare, threatened or endangered species as listed by the U.S. Fish and Wildlife Service are present on the parcel. nor are there unique or valuable wildlife habitats. Only one native plant species (Huehue) was observed. The history of continuous disturbance coupled with the lowland context indicates that the property have little value in terms of conserving native species. No impact on native species or habitat is expected to result from the rezoning or subsequent activities on the sites. REFERENCES Gagne, W., and L. Cuddihy. 1990. "4legetation," pp. 45-1 14 in W.L. Wagner, D.P.. Herbst, and S.H. Sohmer, eds.. Manual of the Flowering Plunts of Hawaii. 2 vols. Honolulu: University of Hawaii Press. Giambelucca, T.W., Nullet. M.A., and T.A. Schroeder. 1986. Rainfall Atlas of Hawaii. Honolulu: Hawaii Department of Land and Natural Resources. U.S. Soil Conservation Service. l 973..Soi1 Survey of Island of Hawaii. State of Hawaii. Washington: U.S.D.A. Flora and Fauna Report, T.~1~IK ?-3-OJ:.?(I Page 3 I~IIT` ~ - SI'T~ P~IO'TOG~P~IS a - f ~ ~ ~ s ~q r •.y. I ~ fCh k8 g .a~ e . ~ s ~t } i , ,,9P' f ~ Lxisti~ag farm related workshop on Lot 1-A. g Y~ ~ ~ x a ~,*4e . a q ~ S .,w~ I' - ~'y'. ~ f . i4:#. p~ ~ ~ a"x.:`"~~ ~¢fix.>~w;u'~ y," ~'.s, ,r ~~7' ieril?,~.z~~ , a e :ems-. S-~ due. t~s. ~ ~ _ View from Lot 1-A looking west (rnakai) toward airport. I I ~ Y ~ .s ~g 1 p: la ~ ~ J O ar rp ~ ~ r9 c oa 8E3 i ~ ~ ! ~ ~ 1 ~ j 9` ~ ~~~a;$ d c„~' ~ 3~ : , 0 i ~ e'~g8 ~d • ~ ~ ~si_ • ~ ~ , . _ 5~7~ ?G ~ R~ 1 r g ~ x aj a~ ~ _ ~ B ~ ~ ~ Y; ~ ~ , a ~ ns ~ ~ e i ~ ~ J . _.4~. eavua aemty: ; y ([p9g~ad ~ ~ O ~ M ~ W ~ A9~ s ~ ~ r °a I ~ i~ i # ~ ~ ~ y;~ ~ ~ ~ f~ gx f ~ ~ ~ ~ 8~ ~ ~ ~ ~ ~ ~ ~ ~ ~ • r~ unreh'o 4~ 64: 17 6@-- r I~~I~A~TI~rtI~I~1T O~ NVA`f~R aUF~'Fs~Y • ~®~,llel`T°Y Off' I-IaAVVAII ~yT` 345- KEKUANAOA STREET. SUITE 20 HlLO. HAWAII 96720 TELEPHONE (808) 961-8050 FAX (8081 96I-8657 January 2, 2002 - TO: Mr. Christopher Yuen, Planning Director _ _ Planning Department FROM: Milton D. Pavao, Manager ~ -J~ SU1~,dECT: STATE LAND USE I~~UNDAItY AIVIENDMENT AI'PLICATI®1~1(SLi~l-011) REQUEST: AGI~ICUL'I°UIdAL T® U1~AN CIEIANGE ®F ~DNE AP1f~LICATI®N (ItEZ 01-022) REQUEST: A~RIGULTUItAL (A-SA) T® SINGLE-l ~3~IILY I2ESI1)ENTAL (RS-20) APPLICANT: ELLEN 1• GARVEIZ TAB 1VIAP I~EY: ~-3-OII~: 030 We have reviewed the subject application for the proposed State Land Use Boundary ,Amendment and Change of ,Zone and have the following comments. There is an existing 1-inch service lateral with a 5/8-inch meter to the parcel from the Department's 12-inch waterline along the Hawaii )3elt 1Z~ad, which fronts the subject parcel. Thfls exflstflng service fls adequate for the proposed lot that will frorgt the Hawaii 13e1t Road. The remaining four new lots th the subdivision would require the applicant to construct a 6-inch waterline, at their expense, from flee existing 12-inch waterline in the Hawaii 13~1t Road at its junction with ~lhikawa Street along this street and along Leiflnomi Street, a distance of approximately 850 feet. Pursuant to the Department's "Water Commitment Guidelines Policy," copy of which is being forwarded to the applicant, a water commitineni may be issued. Based on the four (4) additional lots that are requested in the proposed change of zone application, the required water commitment deposit is $600.00. Remittance of $600.00 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 and effective dates stated. Please keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is a~cially 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. ~ ~ / / EXIIIEIT C -Dept. of Water Supply memo l/Va~~r brisa~~ ~ro~r~~~... 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 water system improvements, which shall include, but not be limited to: a, Water mains capable of delivering water at adequate pressure and volume under both peak flout and fare $low condfltflons; minimum diameter of mains shall be 6-inches, and shall start at the existing 1~-inch waterline in the Hawaii felt Road at its junction with Ahikawa Street with a routing along Ahikawa Street and Leimomi Strut, a distance of approximately 850 feet; b. Service laterals that will accommodate an appropriately sized meter to each lot, including proposed lot 1 mC with its existing dwelling; and . c. Fire hydrants spaced not more than 600 feet apart. Submit installation plans prepared;by a professional engineer, architect, or land surveyor, registered in the State of I-lawaii, for review and approval. 2. Remit the prevailing facilities charge and capital assessment fee, which are subject to change, of $19,400.00 and were calculated as show 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 - l?xisting water service (previously paid) $ 0.00 - Four additional water services at $4,350 each +17,400.00 Subtotal $ 17,400.00 Capital Assessment Fee -Four additional water services at $500 each $ 2,000.00 Total (Subject t® Change) $19,400.00 3. Submit the appropriate documents, properly prepared and executed, to convey the water system improvements and necessary easements to the Water Commission of the County of Hawaii. A registered land surveyor shall stamp :and certify the metes and bounds description, which may be a required exhibit in the conveyatce documents. Prior to water meter services being granted to the desfelopment or any of the lots- within, the conveyance documents shall be accepted by the Water Commission and approved by Corporation Counsel. 4. Comply g~ith all other applicable policies and requirements of the 13epartment's Rules and Regulations. Noncompliance may be cause for voiding this water commitment, at which time availability will be subject to change in accordance with the prevailing water system conditions, policies, and Rules and Regulations. J Lastly, for your information, it is approximately 1,500 feet from the Department's Kalaoa Nell "A", public drinking water well, to the closest corner of the subject pazcel, the southeast corner. Should there be any questions, the applicant may contact our Water Resources and Planning branch at 461-80'70, extension 1. Sincerely yours, Milton D. Davao, P.E. Manager I-3CM:cuf copy - Ms. Ellen M. Garver Mooers Enterprises, LLC 0I N~ 4r ~ 1~lp ~ 7 €iENJAA4IN J. CAYETANO ' i ~ AHTH®NY J.H_ C}SING GOVERNOR - EJ(ECtIT7VE OFF1CFp w a~~64~~ ~6~tlVP9l~ DEPARTMENT OF BUSIe~tESS, ECONOMIC DEVELOPMENT ii ~OURlSM 1 Z ~d~$~~O USE COAAfVIISSIOiV ~ = V P.O. Box 2359 ; I Honolulu, HI 96804-2359 ~ ~ , Telephone: 808-587-3822 ' Fax: 808-587-3827 December 6, 2001 Mr. Christopher Yuen, Director Planning Bepartment County of I~iawaii 25 Aupuni Street, Room 1.09 Hilo, Hawaii 9620 - llear 1VIr. Yuen: Subject; Stag Land Use Boundary Amendment Application (SLL' 01-011) Request: Agricultural to Urban Change of Zone Appliee~tion (ItEL 01-022) Request: A-5a to iZS-20 Applicant: Ellen i'~. Garver 'T~'b1K No: (3) 7-3-005: 0~0/Kalaoa 4~h, North Kona, Hawaii We have reviewed the subject application as transmitted by your memorandum dated November 21, 2001, for the subject reclassification ai-ul change of zone to subdivide the existing parcel into five parcels at Ka9aoa 4"', t~lorih :hona, Hawaii. Based upon our review of the subject application, we have the following comments: 1. It appears that the subject parcel is within the State Land Use Agricultural District as described in the subject application. 2. As noted in tl~e subject application, parcels within the immediate area of the s~lbject prop:l•ty have been approvocl fc~r r~.lral settlement pur~~oses, anti the proposed reclassification and rezonireg af~pcar to be consistent with the objPCtivF~s of the General Plan and the land uses in the surrounding areas. E~III~IT D -State Land Use Commission memo Mr. Christopher Yuen, Director December 6, 2001 Page 2 3. Historic and Cultural Assessment while the applicant states that "no historic sites were present on the parcel" and "the proposed action will not affect traditional Hawaiian rights", there should be a commitment given by the applicant, that work shall stop immediately and the State Historic Preservation Division contacted, should any previously unidentified archaeological resources, such as artifacts, sheII, bone or charcoal deposits, human burials, rock or coral alignments, pavings or walls be encountered during project development. 4. Given the location, scope and nature of the project, we have no objections to the reclassification of the subject parcel, and defer to the County of Hawaii to ensure that this development conforms with Chapters 205 and 205A, HRS and the representations made in this:application. Should you require clarification or further assistance in this matter, please contact Russell Kumabe of my staff at (808) :587-3822. Thank you for the opportunity to provide comments on the subject application. Sincerely, ANTHONY J.H. ING Executive Officer . ~EI~~R~~N~ GF l~l1SL1G 9!!~®RK~ GOIJNTY 01= 1°I~WA~II ~11L®, ~lAWRII ®A,TE:®ecervtpgr ~0~ ~ 5 °f® Christopher J. Yuen, Planning director PROM ~..F, San Ishii, acting engineering ~ivisi®n Chief SU~J~G°f Change ~f ~®ne 3~ppiicatl®ra ( Q1-t)~Z) State Land Use S~undary t4r~er~irnent Application (SLID 01-011) Applicant: Shan f. Garver Location: Kalaoa N. Kona, 1-Ji T°IVIK: 3 / 7-3-05 :Q30 We reviewed the subject application and our co is are as foJlovoos: 1. AJI development generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. A drayage study shall be prepared, and the recornrr$ended dcainage s?~stem shall be sstructed meeting with a approval of DRW. the applicant shall be inforrr~ed that if they include drywalls in the subject development, an Underground:. Injection Control (UIC) permit may be required from the f3~partrrsent of I-~ealt~s, State of J~awaii. 3. All earthwork and grading shall conform to G ter 10, erosion and Sediment Control, of the Hawaii County Gode. In the interest of traffic circulation, the area row network should be master pJanrted with adjacent p~~cels~ Roadway connections to adjoining parcels should be provided. fihe appiica€~t should construct a roadways to County d~dicable standards and open them to public traffic. 6 Install street lights, signs and markings meeting with the approval of the DP`!V, ~'raff~ Division. 7. l-011 roadways within the proposed developrnentshal( follow the guidelines incorporated in the 4~awais Statewide Uniform Design NJanua! for Streets and F~ighways. Should there be any questions concerning this math. please feel free to contact Kiran ~mler of our Kona ~rigineering [3ivision office at 3~T--3530. K~ copy: LNG-HlLO/KONA PLI~l~_KO6~lA f EX~II~I7c ~ -Department of Publac Works memo o~t~ oe ya4 ~YSPYy F{!~ : r~ Fire G7aiej Mayor ji 'p.'... «o ° P 9r8 CP •a''~ - r 23 Aupus~s §sreet • Basile 103 • I$iio, flaw+ai'i 9b720 (808} 961-8299 • Fax (808} 961-8296 December 19, 2001 T'o: Christopher J. Yuen, Manning ®irector From: Edward Sumatay, Fire Chief SU03J~C1`: ~~.aAT' ~~N~ USA (3UBV®AF2Y .AI9A~N®IUIENT` a4PI~~ICAT'IC~}m1 (Sfi.U 01-011) FtG~U~ST': ,~,£~l~lCt3~~l.f1~l. URBAN C~AN~~ ~F ,~~N ~P~ICATE~N $Rl~ 01=022) A~1~~4CANT: ~>!.~<I`~. ~AR9/l~l~ °~A3C liilAF° I~C~Y: 7-3Q005:030 Fire apparatus access roads shall be in accordance with UFC Section 10.207: "lire Apparatus Access ~®a~s "Sec. 10.207. (a) ~er~eral. lire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Re~~ired. lire 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 fgom fire department vehicle access as measured by an unobstructed route around the exterior of the building. "~XC~I~TlCNS: 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 prt~tection as specified in Section 10.301 (b). l ~pt1 CpG e ~ ~ 4 EXI-II~IT° F -Fire Department memo ' ~'REO~ To: Christopher J. Yuen, I''lanning tJirector Page 2 Cecember 19, 2001 "3. When there are not more than two Group Ft, ®ivision 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. °°fi/lore 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) 'iPVidth. `fhe unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) lOertiical ~tearance. dire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. "~XC~hTION: Upon approval vertical clearance may be reduced, provided such reduction does not impair access by fare apparatus and approved signs are installed and maintained indicating the established vertical clearance. "(e) permissible I~®dificataffi~s. Vertical clearances or widths required by this section may be increased ?avhen, in the opinion of the chief, vertical clearances or widths are not adequate to provide fire apparatus access. . "(f) Surface. dire 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) ~€~rnir~g ~tadius. the turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. ill deadmertd fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. To: Christopher J. Yuen, Planning Director Page 3 December 19, 2001 "(i) ridgea. 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. "Q) grade. The gradient for a fire apparatus access road shall not exceed the maximum approved by the chief." (15%) "(k) ~bstructi®n. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. IVlinimum required widtl-is and clearances established under this section shall be maintained at all times. "(I) 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 profiibit the obstruction thereof or both." Water supply shall be in accordance with UPC Section 10.301: "Seca 10.301. (a) Type F~e~c~ired. `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 g~ith which it may spread. Such appliances:: shall be of a type suitable for the probable class of fre associated with such buiis#irag or premises and shall have approval of the chief: "(b) Special O~azards. 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 fre 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 Uniforr~n I°ire Code Standards or standards of the National l=ire Protection Association when Uniform Pire Code Standards do not apply. To: Christopher J. Yuen, Planning director Page ~ ®ecember 19, 2001 "(c) ~'i0ater ~talaply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the- fire department apparatus by roadways meeting the requirements of Section 10,207. "(d) dare Hydrant barkers. When required by the chief, hydrant locations shalt be identified by the installation of reflective markers. "(e) 'f`iirning of Ins#aflati®n. When fire protection facilities are to be installed by the developer, such facilities ircluding all surface access roads shall be installed and made serviceable prior to>and during the time of construction. Whet 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 end 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." G_- - ~®WA Bt~MATAY Pire Chief ~B/mo