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HomeMy WebLinkAboutCOM 0675.000 2000-2002 ~~~Y Os M4sb Harry Kim Dixie Kaetsu ~,6i1~„ Mayor Managing Director ~e~`wl'' a , ; . P~~eriT. Young p P t~ oR'a''6~ Deputy Managing Director ~f Hawaii 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 96]-8211 • Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808)329-5226 • Fax (808)326-5663 June 6, 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: State Land Use Boundary Amendment Application (SLU 02-001) " Request: Agricultural to Urban Change of Zone Application (REZ 02-003) Request: Agricultural (A-Sa) to Single Family Residential (RS-15) Applicant: Bart T. Cahoon Trust Tax Map Key: 7-3-5:97 State Land Use Boundary Amendment Application (SLU 02-004) Request: Agricultural to Urban Change of Zone Application (REZ 02-006) Request: Agricultural (A-Sa) to Single Family Residential (RS-20) Applicant: Gomes Family Limited Partnership Tax Map Key: 7-5-10:Portion of 65 State Land T;lwt Bg~:nry '~rn~ndmen€ ~ppication (SI.L,T X32-003) Req'~~st: ;'~gricult~trt: to Ubar C,~l~ari ~c a~" ~ » Izwauon # r 02A005 j Reat~Ast ~ u ~ °~_+a3€;~<:lulr}~:€~-Farrr3iyResidentialf-4) A~~tcari: ti v*..'i~ ~~ncorts Tax::~Iap ~:e~.: "r-<-1 ;':portion of 7 Change of Zone Application (REZ 02-007) Applicant: Yoshiko & Sasan Bakhtiary Request: A-Sato FA-2a Tax Map Key: 7-7-7:46 i 1~~ ~°~3~ COtY17T4. No, F'i?e No. Etter. To: Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 June 6, 2002 Change of Zone Ordinance No. 94-56 (REZ 762) Applicant: Toisan Associates, a Hawaii Limited Partnership Requests: Extension of Time to Condition "C" (Complete Construction) And Amendment to Condition "D" (Road Improvements) Tax Map Key: 6-4-24:22 Change of Zone Application (REZ 01-020) Applicant: Toisan Associates, a Hawaii Limited Partnership Request: Agricultural (A-Sa) to Neighborhood Commercial (CN-10) Tax Map Kex: 6-4-24:23 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, j ~ , r Harry Kim Mayor 1050302may Enclosures cc: Planning Department Harry Kim o°JNw og ~y Mayor ,f •OT w wew:'~~ qTj ®['•91A~ C®uY~~y ~f a~aii PLANNING CONII6~IISSION 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 (808) 961-8288 • Fax (808) 961-8742 ~tll ~ 3 t" 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 02-003) Request: Agriculture to Urban Change of Zone Application (REZ 02-005) Request: Agriculture (A-la) to Multiple-Family Residential (RM-4) Applicant: U of N Bencorp Tax Map Key: 7-5-17:portion of 7 The Planning Commission, after a duly held public hearing on May 3, 2002, voted to recommend for your approval the proposed legislative bills to change the State Land Use district from an Agricultural to Urban District and a Change of Zone changing the district classification from Agricultural (A-la) to Multiple Family Residential (RM-4) for approximately 4.979 acres of land. The property is located along the west side (makai) of Hualalai Road at its intersection with the Queen Kaahumanu Highway Extension, and adjacent to the proposed Hualalai Village Phase lA development, Waiaha ls`, North Kona, Hawaii. The Commission concurs with the following findings as recommended by the Planning Director: State Land Use Boundary Amendment The approval of the reclassification from the State Land Use Agricultural to the Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules, the County General Plan and the Hawaii State Plan. According to the Land Use Commission Rules, Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 one of the standards for considering an area for urban reclassification states that "In determining urban growth for the next ten years, or in amending the boundary, land contiguous with existing urban areas shall be given more consideration than non- contiguous land, and particularly when indicated for future urban use on state or county general plans." The project site does conform to this standard as it is situated adjacent to and between existing Urban-designated lands accommodating the University of the Nations complex to the north and Kona Hillcrest Subdivision to the south. The applicant's request to designate 4.979 acres into the Urban District reflects the infilling of Agricultural-lands within this section of Waiaha, North Kona that is already surrounded by existing Urban-designated lands. 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 Medium Density Urban uses. The Medium Density Urban classification allows for village and neighborhood commercial uses and residential and related functions not to exceed a density of 35 units per acre. This request is to allow an urban development, a planned multiple-family residential complex with a density of approximately 10 units per acre. The LUPAG Map Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 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 ranging from 10 to 14 units per acre. Again, the applicant's request will provide for a residential density of roughly 10 units per acre. Thus, the requested boundary amendment would be in the direction of fulfilling the recommendation of the Kona Regional Plan to provide for medium-density residential uses within this section of North Kona. The Master Plan for Kailua-Kona, adopted by County Council Resolution in 1996, recommends the project site for low-density residential uses, such as single-family residences, duplexes and town homes. While the applicant's request would achieve a higher density than that typically associated with any of the aforementioned residential uses, the location of the project site between the single family residences of Kona Hillcrest Subdivision to the south and the University of the Nations complex to the north will provide for a transitional density buffer between these two disparate-types of urban uses. The placement ofsingle-family homes adjacent to a university complex and the varied activities it normally hosts could be cause for conflicts associated with noise and visual impacts. The subject property is situated within the project area identified as the Kailua Village Special District. On March 19, 2002, the Kailua Village Design Commission voted to recommend the approval of the applicant's State Land Use Boundary Amendment application and accompanying Change of Zone application. The project site is situated within close proximity to the employment center of Kailua-Kona. The subject reclassification is for land directly situated within the urban/retail/employment center of Kailua-Kona, and thereby conforms with the Land Use Commission Rules that encourages urban developments in close proximity to existing developments and in close proximity to existing services and facilities. The project site is or will be provided with all utilities and services, which are essential to accommodate urban development. Primary access to the project area is provided by Hualalai Road, aCounty-maintained roadway with a pavement width of 20 feet within an approximately 40-foot wide right-of--way. The paved surface of Hualalai Road is in fair condition. The General Plan identifies Hualalai Road as a collector street. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 Access to the project site from Hualalai Road will be accommodated within a proposed, private two-lane roadway (Road D) that will service the existing University of the Nations complex as well as Hualalai Villages-Phase lA adjacent to the north of the project site. A left-hand turn lane will be installed within Hualalai Road to facilitate left turn movements onto Road D with widening of the 40-foot wide Hualalai Road right-of- way to accommodate a future width of 60 feet. A second road/driveway to Hualalai Road will be installed at the southern end of the project site for emergency situations only. The applicant has prepared a Traffic Impact Analysis Report (TIAR) and conducted traffic counts at select area intersections in August and October 2000. The TIAR assumed a total of 100 condominium units within Hualalai Villages-Phase 1 with occupancy expected by March 2003. Intersections studied included the 1) project access driveway at Hualalai Road, 2) Kuakini Highway and Hualalai Road, 3) Hualalai Road and Queen Kaahumanu Highway extension, and 4) Hualalai Road and Nani Kailua Drive. The TIAR concludes that "The first phase of the proposed project is not expected to have an adverse traffic impact on the local Kona roadway network. Traffic levels of service are expected to remain acceptable for all but one traffic movements, for which there is a more prudent alternative route. The project driveway can initially have just one outbound lane and a left turn lane on the northbound approach of Hualalai Road is not required." The Department of Public Works did not express any specific objection to the findings of the TIAR, but did recommend that a TIAR be prepared for the master- planned development of the property beyond the Hualalai Villages-Phase I. A State Land Use Boundary Amendment and Change of Zone will be required for adjoining lands to accommodate the applicant's future implementation of its master-planned development. As recommended by the Department of Public Works, a TIAR will be required as part of these applications to assess its comprehensive impacts to traffic in the area. Water to support the proposed condominium project will be made available from the County's water system. The Department of Water Supply has confirmed that water can be made available from an existing 20-inch waterline in Kuakini Highway and an existing 8-inch waterline within the project site. The applicant has developed a water system master plan that is currently being reviewed by the Department of Water Supply. The applicant proposes to tie into the County's Kealakehe Wastewater Treatment Facility through an existing sewer line through the University of the Nations complex which connects to the County sewerage system along Kuakini Highway. Police services are available nearby from the County's Police Station at Kealakehe located north of the project site near Honokohau Harbor. Fire and emergency services are available from the station at the intersection of Palani Road and the Queen Kaahumanu Highway. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 Electricity and telephone services are or will be made available to the project site. As recommended by the Department of Environmental Management, a condition of approval of the accompanying change of zone request will require the applicant to prepare and secure approval of a Solid Waste Management Plan prior to the issuance of Final Plan Approval for the proposed condominium development. 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. As recommended by the Department of Public Works, a condition of approval within the accompanying change of zone request will require the applicant to prepare a drainage study for the project. Furthermore, the Master Plan for Kailua-Kona identifies a proposed storm sewer alignment through the project site. Again, a condition of approval within the accompanying change of zone request will include a requirement that the applicant consult with the Department of Public Works regarding the location of the proposed storm sewer as well as develop a drainage master plan for all offsite drainage affecting the project site. 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 project site is situated within the State Land Use Agricultural and County's Agricultural-1 a (A-1 a) zoned districts, it is not currently being used for active agricultural purposes. The State of Hawaii's 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 past pasture and farming activities. Much of the lands in the immediate vicinity of the project site are designated Urban and accommodates a single family residential subdivision and a university. Therefore, the reclassification ofthis 4.979-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 types of uses. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 Based on the above, the approval of the State Land Use Boundary Amendment to the Urban District complements the State Land Use District Regulations and is supportive of the State of Hawaii Plan. Change of Zone In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The proposed request from an Agricultural (A-la) to Multiple Family Residential- 4,000 square feet per unit (RM-4) zoned district will conform to the following goals, policies and standards of the Housing and Land Use (Multiple Residential) Elements of the General Plan. HOUSING • Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. • Attain a diversity of socio-economic housing mix throughout the different parts of the County. • Maintain a housing supply which allows a variety of choice. • Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. • Improve and maintain the quality and affordability of the existing housing stock. • Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. • Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background and income. ~Ionorable James Y. Arakaki, Chairman and Members of the County Council Page 7 LAND USE -GENERAL • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. • Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. • Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. LAND USE -MULTIPLE RESIDENTIAL • To provide for multiple residential developments that maximize convenience for its occupants. • To provide for suitable living environments which accommodate the physical, social and economic needs of the islands residents. • Appropriately zoned lands shall be allocated as the demand for multiple residential dwellings increases. These areas shall be allocated with respect to places of employment, shopping facilities, educational, recreational and cultural facilities, and public facilities and utilities. • Areas shall be located in such a manner that traffic generated by high density development will not be required to travel through areas of lesser density en route to principal community facilities. • Provide adequate access to arterial streets, shopping facilities, schools, employment centers, and other services. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 • Development shall be located in areas where public utilities can be economically provided at a level adequate to meet the demand for the concentrated service. • Recreational areas and/or recreational facilities shall be considered in multiple residential. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The requested zone change from an Agricultural (A-la) to a Multiple Family Residential (RM-4) zoned district conforms to the LUPAG Map, which designates the property as Medium Density Urban. The Medium Density Urban classification allows for village and neighborhood commercial uses and residential and related functions not to exceed a density of 35 units per acre. This request is to allow an urban development, a planned multiple-family residential complex with a density of approximately 10 units per acre. 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. This change of zone will facilitate the development of a framework of a concentration of urban activities occurring in an orderly manner commensurate with the provision of necessary infrastructure. Therefore, it is determined that the request is consistent with the urban form depicted on the LUPAG Map for this area of North Kona. The requested change of zone is also generally consistent with regional and community planning documents that prescribe the County's land use policies for this portion of North Kona. The Kona Regional Plan, adopted by the Planning Commission in 1984, recommends the area for residential units at a density of ranging from 10 to 14 units per acre. The applicant's request will provide for a residential density of roughly 10 units per acre. Thus, the requested boundary amendment would be in the direction of fulfilling the recommendation of the Kona Regional Plan to provide for medium-density residential uses within this section of North Kona. The Master Plan for Kailua-Kona, adopted by County Council Resolution in 1996, recommends the project site for low-density residential uses, such as single-family residences, duplexes and town homes. While the applicant's request would achieve a higher density than that typically associated with any of the aforementioned residential uses, the location of the project site between the single family residences of Kona Hillcrest Subdivision to the south and the University of the Nations complex to the north will provide for a transitional density buffer between these two disparate-types of urban Honorable James Y. Arakaki, Chairman and Members of the County Council Page 9 uses. The placement ofsingle-family homes adjacent to a university complex and the varied activities it normally hosts could be cause for conflicts associated with noise and visual impacts. The subject property is situated within the project area identified as the Kailua Village Special District. On March 19, 2002, the Kailua Village Design Commission voted to recommend the approval of the applicant's State Land Use Boundary Amendment application and accompanying Change of Zone application. The requested change of zone will not create a significant adverse impact upon the natural, historic and cultural resources of the area. While the project site is situated within the County's Agricultural-la (A-la) zoned district, it is not currently being used for active agricultural purposes. The State of Hawaii's 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 past pasture and farming activities. Therefore, the rezoning of this A~.979-acre area from an A-la to a RM-4 zoning 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 types of uses. A Floral and Fauna Reconnaissance survey was conducted by Ron Terry, Ph.D. and Patrick Hart, Ph.D. in December 2000. According to the survey, the project site formerly supported a Lowland Dry Forest with `ohi'a as the dominant tree species. Existing vegetation consisted of entirely of alien savanna, with a canopy dominated by the introduced Kiawe tree and an understory dominated by Guinea grass and Coffee senna. The study found no Hawaiian endemic or Polynesian-introduced plant species. The Terry and Hart study noted alien bird species such as the Saffron Finch, Spotted Dove, Java Sparrow, House Finch, and the Common Myna. The study also determined that it was quite possible that certain native forest birds, seabirds or migratory birds could utilize or over-fly the project site. However, the study concluded that it is unlikely that any threatened or endangered species would find the project site as suitable habitat or be affected by activities that occur on the parcel. The Hawaiian hawk and owl probably make use of the area, although no hawk nests were observed. The only native land mammal, the Hawaiian Hoary Bat, may also be present in the area, although the project site is not anticipated to represent essential habitat for this species. Introduced mammals like feral cats, rats and cattle are expected to occur on the project site, with only Honorable James Y. Arakaki, Chairman and Members of the County Council Page 10 the mongoose being actually observed. The study concludes that 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. 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 human activity on the site." No archaeological reconnaissance survey was conducted on the project site. In the applicant's environmental report, "No known historic sites of significance, as listed on the State and National Registers of Historic Places, are on file for the Property at the Hawaii County Planning Department." The report also notes that "There are no known customary native Hawaiian rights exercised in the area." The applicant's Environmental Report noted the former use of the project site for ranching and farming activities. This past use is evidenced by the applicant's flora survey that determined that the project site once contained a lowland dry forest primarily composed of `ohi'a trees, of which none remains today. While surface archaeological features may no longer be present, a condition of this favorable recommendation will require the applicant to stop work should any unidentified archaeological features or sites be identified; only to resume upon clearance by the Planning Director. There are no significant adverse impacts that maybe generated by rezoning of the project site to a RM-4 zoned district upon public utilities and facilities. Potential impacts have been identified and assessed and appropriate mitigative measures will be incorporated within this favorable recommendation. Therefore, the request would not unreasonably burden the public agencies to provide roads and streets, water, drainage, school improvements, police and fire protection. Primary access to the project area is provided by Hualalai Road, aCounty-maintained roadway with a pavement width of 20 feet within an approximately 40-foot wide right-of--way. The paved surface of Hualalai Road is in fair condition. The General Plan identifies Hualalai Road as a collector street. Access to the project site from Hualalai Road will be accommodated within a proposed, private two-lane roadway (Road D) that will service the existing University of the Nations complex as well as Hualalai Villages-Phase lA adjacent to the north of the project site. A left-hand turn lane will be installed within Hualalai Road to facilitate left turn movements onto Road D with widening of a portion of the 40-foot wide Hualalai Road right-of--way to accommodate its future width of 60 feet. A second road/driveway to Hualalai Road will be installed at the southern end of the project site for emergency situations only. The applicant has prepared a Traffic Impact Analysis Report (TIAR) and conducted traffic counts at select area intersections in August and October 2000. The TIAR assumed a total of 100 condominium units within Hualalai Villages-Phase 1 with Honorable James Y. Arakaki, Chairman and Members of the County Council Page 11 occupancy expected by March 2003. Intersections studied included the 1) project access driveway at Hualalai Road, 2) Kuakini Highway and Hualalai Road, 3) Hualalai Road and Queen Kaahumanu Highway extension, and Hualalai Road and Nani Kailua Drive. The TIAR concludes that "The first phase of the proposed project is not expected to have an adverse traffic impact on the local Kona roadway network. Traffic levels of service are expected to remain acceptable for all but one traffic movements, for which there is a more prudent alternative route. The project driveway can initially have just one outbound lane and a left turn lane on the northbound approach of Hualalai Road is not required." The Department of Public Works did not express any specific objection to the findings of the TIAR, but did recommend that a TIAR be prepared for the master- planned development of the property beyond the Hualalai Villages-Phase I. A State Land Use Boundary Amendment and Change of Zone will be required for adjoining lands to accommodate the applicant's future implementation of its master-planned development. As recommended by the Department of Public Works, a TIAR will be required as part of these future applications to assess its comprehensive impacts to traffic in the area. Access to the project site from Hualalai Road will be provided by a private roadway identified as Road D on plans submitted by the applicant. Road D will provide access to not only both Hualalai Villages-Phase lA and the project site, but eventually the remainder of the applicant's future master-planned development on lands makai of the project site. The alignment of Road D also provides an opportunity to physically connect with the Lelehuna Street stub-out located within Kona Hillcrest Subdivision to the south. Interconnectivitybetwem subdivisions and between other developed areas is a basic fundamental of good planning to accommodate unanticipated emergencies as well as the distribution of traffic. In this particular instance, the primary reason for seeking a connection between Road D and the Lelehuna Street stub-out is to provide an emergency escape route and apedestrian/bicycle route for the residents of Kona Hillcrest Subdivision. It is recommended that Road D be constructed to standards acceptable to the Department of Public Works and aknock-down barrier or other acceptable form of barrier be installed to prevent vehicular through traffic except in emergency situations. By providing the physical connection of these two roadways, it forever preserves an option for the residents of Kona Hillcrest Subdivision to allow for vehicular traffic should circumstances and the sentiments of the residents of Kona Hillcrest Subdivision change. Water to support the proposed condominium project will be made available from the County's water system. The Department of Water Supply has confirmed that water can be made available from an existing 20-inch waterline in Kuakini Highway and an existing 8-inch waterline within the project site. The applicant has developed a water system master plan that is currently being reviewed by the Department of Water Supply. _ Honorable James Y. Arakaki, Chairman and Members of the County Council Page 12 The applicant proposes to tie into the County's Kealakehe Wastewater Treatment Facility through an existing sewer line through the University of the Nations complex which connects to the County sewerage system along Kuakini Highway. Police services are available nearby from the County's Police Station at Kealakehe located north of the project site near Honokohau Harbor. Fire and emergency services are available from the station at the intersection of Palani Road and the Queen Kaahumanu Highway. Electricity and telephone services are or will be made available to the project site. As recommended by the Department of Environmental Management, a condition of approval of this change of zone request will require the applicant to prepare and secure approval of a Solid Waste Management Plan prior to the issuance of Final Plan Approval for the proposed condominium development. 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. As recommended by the Department of Public Works, a condition of this favorable recommendation will require the applicant to prepare a drainage study for the project. Furthermore, the Master Plan for Kailua-Kona identifies a proposed storm sewer alignment through the project site. Again, a condition of this favorable recommendation will include a requirement that the applicant consult with the Department of Public Works regarding the location of the proposed storm sewer as well as develop a drainage master plan for all offsite drainage affecting the project site. Based on the above findings, this request to reclassify the subject property from an Agricultural (A-la) to Multiple Family Residential (RM-4) zoned district would result in an appropriate land use pattern and further benefit the general public. For your favorable consideration, amendments to the SLU Boundaries Map H-7 and Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) are transmitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 13 We are enclosing a copy of the staff background and additional correspondence for your information. Sincerely, . _ ~ ~ ~ , ~ G~ ~ f~~~ ~ Q ~ Geraldine M. Giffin, Chairman Planning Commission Luofnbencorp02PC Enclosures cc: Mr. David M. Ross, Jr. Mr. Mark Spengler Department of Water Supply Department of Public Works Brian Minaai/DOT-Highways,Honolulu State Land Use Commission Planning Department -Kona B UNBencotpS LUREZdsa-04/29/02 COUNT' OF HAdVAII PLANNING DEPARTMENT BACI~GI~OUND IZEP®IZT U OF N BENCORP STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 02-003) CHANGE OF ZONE APPLICATION (REZ 02-045) U of N Bancorp has submitted applications for a State Land Use Boundary Amendment from Agricultural to Urban District and a Change of Zone by changing the district classification from Agricultural (A-la) to Multiple Family Residential (RM-4) for approximately 4.979 acres of land. The property is located along the west (makai) side of Hualalai Road at its intersection with the Queen Ka'ahumanu Highway Extension, and adjacent to the proposed Hualalai Village- Phase lA development, Waiaha 151, North Kona, Hawaii, TMK: 7-5-010: Portion of 86. GENERAL INFORMATION 1. Land Oovnership: The 4.979-acre project site, which is part of a larger 9.663-acre parcel (Parce186), is owned in fee by the applicant. BACKGROUND INFORMATION 2. May 12, 1980 -Ordinance No. 80-659 that rezoned a portion of the affected property and adjoining lands from a Resort (V-1.25) to a Multiple Family Residential (RM-4) zoned district. 3. SepteaBaber 18, 2001: Final Subdivision Approval (Subd. No. 7415) issued that created Parcel 86 (9.663 acres) from a larger 58.488=acre parcel that includes the current site of the University of the Nations complex. 4. November 29, 2001: Planning Department issues Final Plan Approval for Hualalai Village-Phase 1 A to allow for the construction of three condominium buildings containing a total of 41 condominium units. PROPOSED DEVELOPMENT 5. Request: The applicant is requesting a State Land Use Boundary Amendment from the Agricultural to the Urban District and a Change of Zone from an Agricultural (A-1 a) to Multiple Family Residential (RM-4) zoned district for 4.979 acres of land to accommodate Phase IB of the proposed Hualalai Village condominium complex that will t-~ - consist of 52 condominium units within 5 condominium complexes. Should this rezoning request be approved, it will allow the applicant to complete all of Phase I of Hualalai Villages for a total of 103 condominium units with incidental facilities, such as a swimming pool, gym, spa, and clubhouse, on a total of 9.663 acres of land. 6. Objectives: The following information, in part, was provided by the applicant: "The applicant, U of N BENCORP, is anon-profit corporation set up for the purpose of benefiting the University of the Nations-Kona (U of N-Kona). For many years, demand for housing near the Kona campus for U of N staff and associates has been a major need, and could ideally be located on property adjacent to the campus. Hualalai Village will help accommodate these housing needs as well as provide additional housing opportunities for the Kona community. As anon-profit corporation, the Applicant will donate all proceeds after expenses from the sale of condominiums to U of N -Kona to help fund capital improvements for the campus and scholarships for the students. Prior to consolidation/re-subdivision of the Property, access to the site from Hualalai Road was severely restricted, due to limited road frontage (200"300'). By incorporating Phase !B (1.OAg) land with Phase 1 A (RM4.0) land, access can be provided at a location further north along Hualalai Road through an entry with generous sight distances, thus enhancing vehicular safety." 7. Supportive Information: The applicant has submitted the following in support of the request: See Exhibit A -Change of Zone Application) See Exhibit S -State Land Use Boundary Amendment Application See Exhibit C -Traffic Impact Analysis Report, M & E Pacific, Inc. STATE AND COUNTY PLANS 8. SLUC: Urban 9. lElawaii State Plan Consistency: Objectives and policies for the Population, Economy - in general, Facility Systems -Solid and Liquid Wastes, Transportation and Energy, and Socio-Cultural Advancement -Housing. 10. General Plan Consistency: Economic, Housing, and Land Use (Multiple Residential) goals, policies and courses of action for North Kona. 11. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: Medium Density Urban, which allows for village and neighborhood commercial uses up to three (3) stories and residential and related functions not to exceed a density of 35 units per acre. -2- . 12. Kona Regional Plan: The Kona Regional Plan adopted by the Planning Commission in April 1984, designates the area as Residential-10 to 14 units/acre (RES 10 to 14). 13. Master Plan for Kailua-Kona: Adopted by Council Resolution in 1996, it recommends that the project site be developed for low density residential uses, such as single family, duplex and townhomes. Cluster and neo-traditional planning is encouraged to promote parks, open space and pedestrian orientation. In such instances, specific localized densities may be higher, as long as the overall average is reasonable. An average of 5 dwellings per gross acre is used. Note that the plan also recognizes the nearby University of the Nations parcel as "a unique element" that has a master plan integrating instructional facilities with staff and student housing. The Plan also recommends that Lelehuna Street in Kona Hillcrest subdivision be extended north to the project site, then makai to connect with Kuakini Highway. It also recommends that a pedestrian walkway be provided north through the project site to connect with Hualalai Road. 14. Kailua Village Special District: The subject property is situated within the project area identified as the Kailua Village Special District. On March 19, 2002, the Kailua Village Design Commission voted to recommend the approval of the State Land Use Boundary Amendment and Change of Zone applications (see Exhibit D -Minutes of the Kailua Village Design Commission) 15. County Zoning: The 9.663-acre subject property is currently split-zoned with Multiple Family Residential-4 units per acre (RM-4) zoned lands on the northern portion with the southern half (4.979-acre project site) zoned Agricultural-1 acres (A-la). Should this rezoning request be approved, it will place the entire 9.663-acre property within the RM-4 zoned district. 16. Special Management Area: The property is not situated within the Special Management Area. DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA 17. Project Site and Property: The 4.979-acre project site is situated within a larger 9.663- acreparcel that was created in September 2001 to separate the Hualalai Villages Phase I project from the remainder of two larger parcels, portions of which accommodated the -3- existing University of the Nations complex. The 4.979-acre project site has a frontage along Hualalai Road of approximately 200 feet while the entire affected 9.663-acre property has a total frontage of approximately 1,000 feet. The 4.979-acre project site occupies the southeastern portion of the subject property. 18. Surrounding Zoning/Land Uses: Lands immediately to the south and west (makai) are zoned A-la. Adjacent to the north is the remaining portion of the 9.663-acre property and the University of the Nations complex on lands zoned RM-4. Hualalai Road borders the project site to the east (mauka). Kona Hillcrest Subdivision is situated approximately 300 to 350 feet south of the project site on lands zoned RS-7.5. 19. FIItNd: According to the Flood Insurance Rate Map prepared by the U.S. Army Corps of Engineers, the project site is located within Zone X, an area outside the 500-year flood plain. The Department of Public Works has noted that the Master Plan for Kailua-Kona proposes a storm sewer project through the project site and recommends that the applicant address this proposed storm sewer project. 20. ALISII System: According to the Agricultural Lands of Importance to the State of Hawaii (ALISH) Map, the site is not classified as having agricultural importance. 21. USDA Soil Conservation Services Soil Survey: Soils on the subject property consist of Punaluu Extremely Rocky Peat (rPYD). According to the Soil Survey, Punaluu extremely rocky peat (rPYD) consists of well-drained thin organic soils over pahoehoe lava bedrock. The surface layer is black peat about 4 inches thick. It is underlain by pahoehoe lava bedrock. This soil is medium acid. The peat is rapidly permeable, although water moves rapidly through the cracks. Runoff is slow, and the erosion hazard is slight. This soil is used for pasture. 22. Land Study Bureau: The Land Study Bureau's overall master productivity rating for agricultural use of soils found within the area of the subject property is Class "E" or Very Poor. 23. Flora Itesources: A Floral and Fauna Reconnaissance survey was conducted by Ron Terry, Ph.D. and Patrick Hart, Ph.D. in December 2000. According to the survey, the project site formerly supported a Lowland Dry Forest with `ohi'a as the dominant tree -4- species. Existing vegetation consisted of entirely of alien savanna, with a canopy dominated by the introduced Kiawe tree and an understory dominated by Guinea grass and Coffee senna. The study found no Hawaiian endemic or Polynesian-introduced plant species. 24. Fauna Resources: The Terry and Hart study noted alien bird species such as the Saffron Finch, Spotted Dove, Java Sparrow, House Finch, and the Common Myna. The study also determined that it was quite possible that certain native forest birds, seabirds or migratory birds could utilize or over-fly the project site. However, the study concluded that it is unlikely that any threatened or endangered species would find the project site as suitable habitat or be affected by activities that occur on the parcel. The Hawaiian hawk and owl probably make use of the area, although no hawk nests were observed. The only native land mammal, the Hawaiian Hoary Bat, may also be present in the area, although the project site is not anticipated to represent essential habitat for this species. Introduced mammals like feral cats, rats and cattle are expected to occur on the project site, with only the mongoose being actually observed. The study concludes that 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. 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 human activity on the site." 25. Archaeological Resources: No archaeological reconnaissance survey was conducted on the project site. In the applicant's environmental report, "No known historic sites of significance, as listed on the State and national Registers of Historic Places, are on file for the Property at the Hawaii County Planning Department." The report also notes that "There are no known customary native Hawaiian rights exercised in the area." Note that the Flora and Fauna Reconnaissance cited former ranching and farming activities on the project site. PUBLIC UTILITIES AND SERVICES 26. Access: Primary access to the project area is provided by Hualalai Road, aCounty- -5- maintained roadway with a pavement width of 20 feet within an approximately 40-foot wide right-of--way. The paved surface of Hualalai Road is in fair condition. The General Plan identifies Hualalai Road as a collector street. Access to the project site from Hualalai Road will be accommodated within a proposed, private two-lane roadway (Road D) that will service the existing University of the Nations complex as well as Hualalai Villages-Phase lA adjacent to the north of the project site. A left-hand turn lane will be installed within Hualalai Road to facilitate left turn movements onto Road D with widening of Hualalai Road right-of--way from its current 40 feet to 60 feet. A second road/driveway to Hualalai Road will be installed at the southern end of the project site for emergency situations only. Road E, located in a mauka-makai alignment and the only roadway to be built within the project site, will be utilized for emergency purposes only. A stub-out of Lelehuna Street within Kona Hillcrest Subdivision is located to the south of project site. 27. Traffic Impact Analysis Report: The applicant has prepared a Traffic Impact Analysis Report (TIAR) and conducted traffic counts at select area intersections in August and October 2000. The TIAR assumed a total of 100 condominium units within Hualalai Villages-Phase 1 with occupancy expected by March 2003. Intersections studied included the 1) project access driveway at Hualalai Road, 2) Kuakini Highway and Hualalai Road, 3) Hualalai Road and Queen Ka`ahumanu Highway extension, and 4) Hualalai Road and Nani Kailua Drive. The TIAR concludes that "The first phase of the proposed project is ~~ot expected to have an adverse traffic impact on the local Kona roadway network. Traffic levels of service are expected to remain acceptable for all but one traffic movements, for which there is a more prudent alternative route. The project driveway can initially Izave just one outbound lane and a left turn lane on the northbound approach of Hualalai Road is not required." 28. Water: Water to support the proposed condominium project will be made available from the County's water system. The Department of Water Supply has confirmed that water can be made available from an existing 20-inch waterline in Kuakini Highway and an -6- existing 8-inch waterline within the project site. The applicant has developed a water system master plan that is currently being reviewed by the Department of Water Supply. 29. V6'astewater: The applicant proposes to tie into the County's Kealakehe Wastewater Treatment Facility through an existing sewer line through the University of the Nations complex which connects to the County sewerage system along Kuakini Highway. 30. Solid Waste: The nearest landfill is the West Hawaii Landfill at Puuanahulu, which was designed to serve as the regional solid waste disposal facility. 31. Utilities: According to the applicant, electricity lines are located along Hualalai Road fronting the project site. All other utilities are or will be made available to support the proposed project. AGENCIES' COMMENTS 32. Dona Soil and Water Conservation District: March 26, 2002 memorandum) "This parcel is outside of the area detailed in the North Kona Flood Plain Management Study. However, care should be exercised to protect the site as there may be localized runoff generated during land clearing activities. There may also be small, unmapped, localized 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." 33. DLNIi-Land Division-Engineering Branch: (March 13, 2002 memorandum) "We confirm that the project site, according to FEMA Flood Insurance Rate Map 155166 0713 D dated May 16, 1994, is located in Zone X (Not shaded). This is an area determined to be outside of the 500-year flood plain." 34. State Land Use Commission: (March 6, 2002 memorandum) "We have reviewed the subject applications as transmitted by your memorandums dated February 20 and 22, 2002, to reclassify and rezone the subject area for the development of Phase I of Hualalai Villages at Waiaha 1s1, North Kona, Hawaii. Based upon our review of the subject applications, we have the following comments: 1. The subject area appears to be in the State Land Use Agricultural District as described in the subject applications. 2. We recommend that the Applicant describe the master plan for Hualalai Village project, as the subject application only refers to Phases lA and !B. It appears that -7- the proposed reclassification may be a part of a larger project. Pursuant to Chapter 205, Hawaii Revised Statutes, and Chapter 15, Hawaii Administrative Rules, any proposed reclassification of lands in the Agricultural District over 15 acres will require review and approval by the State Land Use Commission (`LUC'). 3. Please note that the Pualani subdivision project, subject of LUC Docket No. A88-632/Pualani Development Corporation is also located in the vicinity. Pursuant to the LUC's Findings of Facts, Conclusions of Law, and Decision and Order issued on September 13, 1989, the Pualani Development Corporation proposes to develop approximately 366 lots for single-family residential units. 4. We recommend that the Applicant clarify the impact of its project upon public facilities and services in light of the nearby Pualani subdivision project and potential subsequent phases for the proposed Hualalai Village project. With the increased growth in the population in the area, there may be impacts to existing roadways, water and sewer services, public schools, fire and police services." 35. Department of>FIealti~: (February 25, 2002 memorandum) "The Department of Health would support any sewer requirements made by the County of Hawaii for the proposed project. Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm runoffs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, `Underground Injection Control. Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, `Community Noise Control.' a. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. b. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. c. The contractor must comply wit the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit." -8- 36. Department of Transportation: (March 18, 2002 memorandum) "The proposed action to develop 9 acres for Phase 1, consisting of 103 condominium units and 225 parking stalls, will not require mitigation measures to our State facilities. However, the cumulative impact of developing future phases (of the adjacent additional 54 acres owned by the applicant) will adversely affect the roadway system. As such, a traffic study reflecting the entire master planned development should be required before any additional phases are pursued. Any work within the State highway Right-of--Way must be submitted to our Hawaii District Office for review and approval." 37. Department of Environmental Management: (March 14, 2002 memorandum) "Attached is the Land Use Boundary Amendment Application and the Background Environmental Report for the subject project. This division has reviewed the reports and finds that the subject of waste reduction during construction and after development has not been addressed adequately. The developer should initiate and submit a meaningful Solid Waste Management Plan to this division for review. The after development report should mandate waste separation and recycling by the community association and should have the mandate placed as a part of the CC&R's for the development." 38. Police Department: (March 7, 2002 memorandum): "Staff has reviewed the above-referenced request and would like to share the following observations. The plans are somewhat confusing as the developer speaks of only one entryway while all of the drawings show two entrances -one that is very close to the Hualalai and Queen Kaahumanu intersection. We feel that it may be prudent for Planning to ask the developer to limit themselves to one entrance using their proposed northern entrance onto Hualalai. This entryway should be set up initially with channelized turning lanes and Planning might require that the developer install the wiring for traffic lights in the future. The initial change of zone will allow U of N to construct their 103-unit condominium. As with all developments there will be increased calls for police services." 39. Real Property Tax Office: (February 27, 2002 memorandum) "Ag dedication fulfilled and cancelled for `O1. "Real Property taxes are paid through June 30, 2002." -9- 40. Department of Health: See Exhibit E -1\larch 4, 2002 memorandum 41. Department of Public Works: See Exhibit F -April 18, 2002 and April 25, 2002 memorandum 42. Department of V1'ater Supply: See Exhibit G -April 26, 2002 memorandum 43. Fire Department: See Exhibit H -February 22, 2002 memorandum r~GENCIES - NO OBJECTIONS 44. Civil Defense, Department of Land and Natural Resources-Historic Preservation Division PUBLIC COMMENTS 45. The following letters from the general public regarding the subject applications were received by the Planning Department: Karen Caron (April 20 & 25, 2002 Letters) -Exhibit I Venerando Vitrera, Sr. (April 18, 2002 Letter) -Exhibit J Carol E. Okuna (April 16, 2002 Letter) -Exhibit 1~ Kathryn Ward-Smith (Apri123, 2002 Letter) -Exhibit L Kenneth & Jean Talcaki (April 14, 2002 Letter) -Exhibit M Manuel Benalie Jr. (Apri124, 2002 Letter) -Exhibit N Sandra Doherty (April 28, 2002 Letters) -Exhibit O Janellen Poggioli (April 30, 2002 Letter) -Exhibit P Glen Fukuda (Apri 1 25, 2002 Letter) -Exhibit Q Zane Fujimoto (April 28, 2002 Letter) -Exhibit It Jack Loando Sr. (April 29, 2002 Letter) -Exhibit S -10- ~IU~L~,LAI VILL~C PHIS 1~~ ~ K~I LUG-~K®N~, HAW~I I NEW TMK: 7-5-10:86 [SUBD X7415] FORMERLY TMK: 7-5-10: PORTION OF 3 & 7-5-17: PORTION OF 7 Yy..,' _ ~..~.aJ xt. u~ ~ QgEFN R' fXTEq$IpY" a PROJECT ~ ~ = LOCATION CHANCE C) ZEN RC~US~fi: ~ HAS 1 [4.979AC] AC~1.0 ~O RM~.o ~CaC~~`I~N ~X~I~I~ ~ . ~~~r~T~ o~ ~AWASI ~LANNiN~ ®E~AR°~nnElvT - _ (Type or legibly print the requested information) APPLICANT: U of N I~ENC®RP see a ac e APPLICANT'S SIGNATURE: Fee omvreer's Letter of Authorization Date: 23-Jan-02 ADDRESS: cl® Mark Spengler 75-165 Hualalai Rd, 2nd Ploor Kailua-Kona, I~awaii 96740 LIST APPLICANT'S INTEREST IF NOT OWNER: IV/A LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Mark Sg~engler, Duane Rawlins, Lee Goel~ner PRONE: (Bus.) 329-1110 (Res.) 329-2336 (Fax) 329-1120 LANDOWNER(S): U of N ~ENCDRI~ see attached Fee ®e~ner's LANDOWNER(S) SIGNATURE(S): Letter of Authorization Date: 23-Jars-02 ay ytetter LANDOWNER(S) ADDRESS: 75-165 ~Eualalai Rd, 2nd P6oor Kailua-Kona Eli 96740 REQUEST: ACa 1.0 TO RM 4.0 sting zoning ropos zoning) TAX MAP KEY: (3) 7-5-010:por'tion of 066 formerly (3) 7-5-017:portion ®f 007 STREET ADDRESS OF PROPERTY: west of 75-367 Rualalai Load, Kailua-Kona SIZE OF PROPERTY OR AFFECTED AREAS} TO SE REZONED: 4.979 Acres ACaENT: David l1ll. Ross, Jr. ADDRESS: Ross Engineering, lnc. 7'1-6219A Kaumalu~alu Drive Hol;ualoa, E°li1 96725 TELEP~IONE:(Sus.) 322-7152 (Res.) 322-1766 (Fax) 322.-9501 Please indicate to whom original correspondence and copies should be sent. ORIGIhTAL: ®avid i~11. Ross, Jr. COPIES: Mark Spengler ,I ~ 'r (See Instructions on Reverse Side) FEE OWNER' S LETTER OF AUTHORIZATION T'he undersigned is the recorded fee owner of tax map key (3) 7-5-10:8b [formerly (3) 7-5-010: portion of 003 and (3) 7-5-017: portion of 007], comprising approximately of 9.663 acres, situated at Puaa 2nd & Waiaha 1~ ,District of North Kona, Island of Hawaii, and hereby authorizes David M. Ross Jr. of Ross Engineering Inc., 77-6219A Kaumalumalu Drive, Holualoa, Hawaii 96725, to act as its agent with full authority to execute application forms, apply for and process any and all federal, state, and county governmental applications necessary for development of the above-referenced Real Property, as well as execute any correspondence, authorizations or approvals related to the County of I-Iadvaii's Petition for a State Land Use District Boundary Amendment for the Keahole to Kailua Region pursuant to the conditions contained in the attached letter to the Hawaii County Planning Director from Ross Engineering, Inc. A photostatic copy of this executed authorization shall be considered as effective and valid as the original. U N ENC B y M SPEN P SIDENT Subscribed to and sworn to before me this 1.~6 'day of January, 2002. - res K~~:: Notary Public, State of Hawaii My commission expires: J~ ~ MTT~h-?`i~tvT F.?si de~~tial Rezon:,ng ~LP,I~dVI"ii: DE°~,RT~ENT CClS~J7Y Gr HAY,'A=i ~Ft.ICaTI':~ FOR CHANGE C~" Z~!_ l.~ If your req~~st is app:cved, do you intend to sucaivi~e tr ie subject J.ar,d in accardance w' to the ~pr~ved change of zore? NO If yes, Tease answer the rest c= q:~eston _ and tren to que ian 3. a. Haw nary acr?s of the requested aria do you irtena tc N/A suDd~.vide? b, Into vrr'tiaL lo: Sizes? N/A c. If your request is 2.pproved, appraxi~~naLely now lcn~ attar the date of approval Co you expect tc su~~.t your suCaivis?an pions to the Plan~nir~ ~epartmert f01' pI?1.1i121narY ~r psOYgi? N/A C. po ycu interx~ td bi~+ld houses on t~ zewiy c:°st°d N/A lots? If yes, please answer the following Cue3tians: how many o` those lots? N/A At west approxset8*_e pride ranse? i-}case N/A Lots N/A T 031 N/A r'd~proximately now long, after afpraval ar L.1 ~G sUlN 1~rJ.sl~i wQtJ~d tnP. f~.J.st ~J~.ir`.~~,1D avail6ble fcr occu~ncy? N/A If you ir;tend to subdivide, Please suo.~nit a preliminary schematic suGdivisien plan toSstne= wiG~~ your ahac~e a° zane application form. 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? No b. Sell or lease the land to someone who has tentative plans? IV o c. Sell or lease the land to someone who has no plans? No d. Keep it? No e. Other (please state) Fifty-two units at Hualalai Village Condominiums in Phase 1B will be available for sale to the public after zoning approval. These plus fifty-one units permitted by the current I~M4.0 zoning in PhaselA will achieve a total of 103 units in Phase lA / 1 B. f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. N/A 3. Do you think that your request and your future plans for the land will alleviate the local housing situation? Yes How? These plans will especially help meet the critical housing need of University of the Nations -Kona staff and associates. In addition, more housing inventory in Kailua-Kona will help meet demand in the community at large and relieve some upward price pressure. 4. Are there any buildings on the subject area? No If so, what kind? N/A What do you intend to do with those buildings if your request is approved? N/A -2- Is tha suoject ianC currently GE1~ us;.G fcr any agricultural 2Ctivitity? N o jf 50, pl-'.Cj° 1150 LfiE rCi1QS Oi ^v~OG~.:.^.L5 ^y~ONf anC Cf' how r~ny scuare feel G. ac_ss Gf Ianc 08' NIDCUCL. 6. i0 y0tll' kGGWl°dg°, has the,*? `Je°n any fi^uGGl: ~L, 3i ~~^,/r~ C:~alflayE ~~001°.11 Gn u,2 3UD~°_OL cr°a? NO If ss, please Ces=ribe t..e probl_,~. C~ you tri!1k tnat un= roads 1?3Uinc tc the sJO,;ect area needs ir~provernent? des A left h~.nd turn lane is planned at the Entrance to the project on Hualalai Road js the roaC aCft''t"jlicttA fcr Lne OrCFG32d .rcfTiC fciume or load? 8. mat scrt of gevernrnertal as;_sLarc® 2r',d/or imp.C'J?,T:E^.~S ~0 YQU rH°~ Wl? ~ G°_ ne°_d@~ ~.f1 G'lC' SLC„°~^,~ cI2E w^°n CE'/E?.LO~eL~1i? Y°~ ~C a. ~chcc_s x 'o. Roads X c. mower X Q. Qraina5e X e. Po3ice Protec_:on X Y X Cu rr0; ~~CS° C%i~~G.G ~ifac a 2HS~ @-cam..=__° Wflc~ ~`fr'° CL 'ri:.''CS Y ~:I:ji.~'~V eR;~~.. Gr~r l~v- ~~.S.J;.=rip ...v ri:.~^. G'~J. The chan~7e of zone will permit additional housing units. which will add some children to the local school s~~stem. See "Schools" on pale ? 1 of the Background Repon for an estimate and rationale. ~ , ~ u : G L.. ~ ° : ~~w°x~ ....moo \~;'~-"f-~J~_~'~ r~GUITIalL:~Ic~U ?_"_V... c~ua~oa, ~_.GE7_~ ,._.e: 2~ Ja^: Q2 E~37A/50A P.G. 5/i~4 APPLICATION FOR A CIIANGE Off` ZONE COUNTY OF' I3A~VAII PLANNING DEPARTMENT RACI~GROU1v1D AND COUNTY ENVIRONMENTAL REPORT Applicant: U of N Bi?NCORP (size PACU 13ENC01~), a T-Iawaii corporation New Tax Map Key: (3) 7-5-O10:portion of 01$6 (4.979 acres of total 9.663 acres -Final Subdivision Nlap X1415) formerly Tax 1VIap Key: (3) 7-5-017:portion of 007 (4.979 of Sli.4S8 acres) ~6'aialaa ls`, District of North Kona Lsland and. County of Hawaii A. SUI~,TECT TtE(~UEST: 1. Details of Proposed Use/Development: a. Applicant's Interest in the Property. Applicant U of N BENCOIZP, a Hawaii corporation, is the fee owner of the subject Property, identified as tax map key parcel: (3) 7-5-10:86, which is split zoned. As shown on the site map Exhibit 4 ,the northern 4.684 acres (hereinafter "Phase 1 A") is currently zoned RM 4.0. The southern 4.979 acres (hereinafter "Phase 1 B" or "Property") is currently zoned Ag 1.0. b. Applications Submitted and Approvals Requested 1) Change of Zone (subject application). The Applicant is seeking a Change Of Zone from Agriculture (Ag 1.0) to a multiple residential-4000 square feet (RM4.0) designation for the Property, Phase 1B. 2) State Land Use Boundary Amendment (separate application). Pursuant to Section 205- 3.2(c), Hawaii 12evised Statutes, as amended, the Applicant is concurrently filing a separate application with the County of 1-Iawaii seeking a State Land Use Boundary Amendment from the Agricultural to the Urban District for the approximately five-acre Property. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 1 3) Location and Legal Description of the Property. The Property is located approximately two miles southeast of Kailua-Kona, on the westerly side of Hualalai Road, approximately 200 feet north of the intersection of Hualalai Road and the Queen Kaahumanu Highway extension Exhibit 1 . A metes & bounds description of the Property is included in Exhibit 4. c. Project description: The Applicant proposes to develop Phase 1 of Hualalai Village, a low density, family-oriented, condominium community of 8 buildings (103 units), and amenities including a clubhouse with pool, spa, sauna, gym, and kitchen. New TMK: (3) 7-5-010:086 [Lot B, subdivision map #7415] includes Phase lA & Phase 1B. Phase 1A [4.684 Ac, formerly a portion of TMK: (3) 7-5-10:003] is currently zoned RM4.0 and can currently accommodate up to 51 units. Plans for Hualalai Village, Phase 1 A, are currently under review by the County. Phase 1B [4.979 Ac, formerly a portion of TMK: (3) 7-5-17:007] is currently zoned Ag 1.0. 'This application requests a change of zone for Phase 1B (4.979 acres} from Ag 1.0 to RM4.0. With zoning change approval for the Property, an additional ~4 units would be available to Phase 1 with approval of, allowing a total of 105 units. The Applicant, however, proposes to build 103 units, total. d. Statement of objectives and reasons for the request: The Applicant, U of N BENCORP, is a non-profit corporation set up for the purpose of benefiting the University of the Nations -Kona (U of N-Kona). For many years, demand for housing near the Kona campus for U of N staff and associates has been a major need, and could ideally be located on property adjacent to the campus. Hualalai Village will help accommodate these housing needs as well as provide additional housing opportunities for the Kona community. As anon-profit corporation, the Applicant will donate all proceeds after expenses from the sale of condominiums to U of N - Kona to help fund capital improvements for the campus and scholarships for the students. Prior to consolidation/re-subdivision of the Property Exhibit 3 -Subdivision Map #7415), access to the site from Hualalai Road was severely restricted, due to limited road frontage (200'-300'). By incorporating Phase 1B (1.OAg) land with Phase lA (RM4.0) land, access can be provided at a location further north along Hualalai Road through an entry with generous sight distances, thus enhancing vehicular safety. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 2 e. Number of acres/square feet: The Property, Phase 1B, includes 4.979 acres (216,885 square feet), and is a portion of TMK: 7-5-10:86, which contains 9.663 acres(420,920 square feet). £ Proposed unlts/lots/floor area of proposed building envelope: This Change of Zone will allow Hualalai Village to build a total of 103 units in Phase 1, or an additiona152 units to the 51 units currently permitted in Phase 1 A. Four 3-story buildings (--45' x 145') and four 2-story buildings (45'x145') will provide the following: 1 Bedroom Units: 10 ea 630 s.f./unit 2 Bedroom Units: 40 ea 850 s.f./unit 3 Bedroom Units: 51 ea 1200-1325 s.f./unit 4 Bedroom Units: 2 ea 2360 s.f./unit In addition, a 5000 square foot Clubhouse and pool will be shared by the residents. g. Timeframe and cost: Working Drawings for Phase lA (currently zoned RM4) are presently being reviewed by the County and beginning of site construction is anticipated in February 2002. After approval of this application, construction will continue on Phase 1B improvements immediately after review and approval of construction drawings. Estimated Phase One construction schedule is 12-15 months, at a cost of $20-25 million. h. Membership size/number of employees and clientele: Hualalai Village Homeowners Association will engage the services of a property management company to handle their business matters, including the operation and maintenance of buildings, grounds and ancillary facilities. Phase lA/1B membership will include owners of 103 condominiums housing an estimated 250-400 people. i. Parking arrangement: Owner of units in Phase lA/1B will have 2 parking stalls, 1 covered and 1 open, which exceeds the County minimum of 1.25 stalls/unit. An estimated 13-19 additional stalls will be provided for visitors for an estimated total of 219-225 parking stalls. j. Traffic impacts: (assessment of existing traffic conditions, anticipated increase in traffic and traffic impacts from proposed use): BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Pale 3 M&E Pacific, Inc. has completed a traffic study for Phase lA/1B development, Exhibit 6: Traffic Impact Analysis Report (TIAR). The conclusions were: "The first phase of the proposed project is not expected to have an adverse traffic impact on the local Kona roadway network. Tra~c levels of service are expected to remain acceptable for all but one traffic movement, for which there is a more prudent alternative route. The project driveway can initially have just one outbound lane and a left turn lane on the northbound approach of 1ualalai Road is not required However, Ross Engineering, Inc. has been in contact with the Department of Public Works, Kona office, regarding proposed improvements on Hualalai Road. Construction drawings for Phase 1 A propose a road widening to accommodate a new 60' right of way, having a new property line offset roughly 30' from the existing road centerline. Although it may not be required for Phase lA/1B, these plans provide a left hand turn lane for an entrance, which will serve both Hualalai Village and University of the Nations from Hualalai Road. In this way, an appropriate entrance design is provided for future phases of Hualalai Village. The entryway along "Road D" from the proposed project will ingress/egress to Hualalai Road at a point approximately 1200 feet from its intersection with Queen Kaahumanu Highway, which permits more than adequate sight distances, along northbound and southbound lanes. A second "Emergency Only" roadway, "Road E", connects to Hualalai Road approximately 300' from Queen Kaahumanu Highway. This serves as a fire exit only from the subdivision and will be controlled by bollards and/or a locked chain. Other related information: 1) The U of N supports the proposed zone change to RM 4.0 for the project, as it will provide much needed housing and ancillary facilities for staff. Other Kona residents who wish to live in close proximity to the U of N -Kona campus will have an opportunity to purchase a unit and do so. Further, this project will provide additional housing for the general public who wish to live close to the center of Kailua-Kona. 2) U of N BENCORP is required by its articles of incorporation to give any proceeds from this project to the U of N. A successful project will help fund capital improvements for much needed facilities on the campus as well as provide resources for student financial aid. 3) As the U of N campus continues to grow, additional housing for staff will continue to be necessary. Hualalai Village provides an opportunity for U of N staff to purchase housing BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 4 close to campus. Since., supply in the Kailua-Kona housing .~,arket continues to be tight, Hualalai Village will provide more inventory to help meet local housing demand. 4) There will be a close relationship between Hualalai Village and the U of N campus. By helping to meet a critical housing need, Hualalai Village helps the U of N to continue its mission, which includes: i) Being part of a global training network in 220 locations, which prepares students for Christian service. ii) Providing field service opportunities primarily throughout the Pacific & Asia region as well as locally. iii) Providing life-long learning opportunities for both the young student and the experienced professional, including opportunities study for 2nd and 3rd careers. 2. Proposed on-site and off-site infrastructure: a. Proposed On-Site Infrastructure includes: 1) Roads: Internal private road system, parking and low-level lighting. 2) Water: Domestic water supply and fire protection system with hydrants. 3) Electrical Distribution System: Underground primary and secondary electrical power. Sewer: Hualalai Village Phase lA/1B sewer will connect through the existing U of N sewer system (along Road B, running mauka/makai) to the County Sewer on Kuakini Hwy. 5) Communications: Underground telephone and cable services. 6) Walkways: A walkway system throughout the development, master planned eventually to connect to the U of N campus. 7) Landsc~in~: "zero-scape" landscaping to minimize water usage. b. Proposed Off-Site Infrastructure includes: 1) Hualalai Road Widening: Proposed widening to a 60' right of way, with a property boundary approximately 30' offset from the existing pavement centerline, including curb, gutter and sidewalk improvements. 2) Left Hand Turn Lane at Entrv: An entrance, which will serve University of the Nations, Hualalai Village Phase lA/1B, and future phases of Hualalai Village. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 5 3) Water stem Improve,nents: From August 2000 to present, Koss Engineering, Inc. has met several times with Department of Water Supply (DWS) engineering staff to discuss water availability and water system improvements for the entire U of N BENCORP development (TMK 7-5-17:6&7; TMK: 7-5-18:73). Overall, DWS has communicated water availability for 400 units for the Hualalai Village project. A water master plan has been discussed, developed and submitted for DWS review. Water for Phase 1 of Hualalai village will connect to an existing 8" line (on TMK: 7-5-17:7 near existing storage tanks). Anew connection from that 8" waterline to the 20" waterline along Kuakini Hwy will be provided. Phase lA/1B will require 103 units. Future phases will include an offsite storage tank, on- site pump system, and new pipeline in Hualalai Road to a site at elevation 575'. 4) Relocation of Ut lity Poles -Road widening will require relocation of existing utility poles based on the new road alignment. B. CONFORMANCE WITH STA'TIE/COUNTY PLANS: 1. State Land Use designation: The Property is designated Agricultural. 2. Coastal Zone 1l2anagenaent (CZM): a. Recreational resources: The policy is to provide coastal recreational opportunities accessible to the public. The subject project is approximately 2500'-3000' inland from the Kailua-Kona coastline; consequently, public access to the coastline is not a consideration. However, all of Hualalai Village will include common recreational facilities for the community. Phase lA/1B will provide a clubhouse for pool, spa, sauna, gym, and kitchen. Outdoor recreational spaces on site include 2 barbeque areas with open lawn recreational spaces. b. historic Resources: The policy is to protect, preserve, and where desirable, restore those natural and manmade historic and prehistoric resources in the coastal zone management areas that are significant in Hawaiian and American history and culture. There are no known historical sites on this Property. Marc Smith, State Assistant Archeologist with DLNR, inspected the Property and surrounding acreage. He found no archeologically significant sites and signed a grubbing permit for the Phase 1 A/ 1 B area. Grubbing of the site is complete. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 6 c. Scenic and Open Space Resources: The policy is to protect, preserve, and where desirable, restore or improve the quality of coastal scenic and open space resources. Not applicable to this inland project. d. Coastal Ecosystems: The policy is to protect valuable coastal ecosystems, including reefs, frolri disruption and minimize adverse impacts on all coastal ecosystems. Not applicable to this inland project. e. Economic Uses: The policy is to provide public or private facilities and improvements important to the State's economy in suitable locations. Since Hualalai Village will provide opportunities to obtain housing for the University of the Nations staff, the overall growth of the U of N campus and program will be enhanced, increasing the already significant economic impact of the university on the Kona community. f. Coastal ~Iazards: The policy is to reduce hazard to life and property from tsunami, storm waves, stream flooding, erosion, subsidence, and pollution. Not applicable to this inland project. g. ll~danaging Development: The policy is to improve the development review process, communication, and public participation in the management of coastal resources and hazards. Not applicable to this inland project. h. Public Participation: The policy is to stimulate public awareness, education, and participation in coastal management. Not applicable to this inland project. i. Reach Protection: The policy is to protect beaches for public use and recreation. Not applicable to this inland project. j. R2arine Resources: The policy is to implement the State's ocean resources management plan. Not applicable to this inland project. 3. Applicable goals/policies and objectives of the General Plan: a. Economic: 1) Goals: i) Provide residents with opportunities to improve their quality of life. ii) Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. 2) Policy: The County of Hawaii shall assist the expansion of the agricultural industry, especially diversified agriculture, through the protection of important agricultural lands, BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 7 capital improvements and other programs, and continued cooperation with appropriate State and Federal agencies. 3) Standard: The island of Hawaii should be developed into a unique scientific and cultural model. 4) Discussion: U of N -Kona hosts international students from 30-50 nations at any one time. This institution makes a significant contribution to cultural diversity as well as training in cross-cultural relationships. Hualalai Village will be closely linked to the U of N and provide much needed additional housing opportunities for the staff. Staff and students associated with the U of N community also make a substantial contribution to the Kona economy. This project will enhance further growth of the university, and consequently, add opportunities for residents to improve their quality of life through further educational opportunities. b. Environrraental Quality: 1} Goal: Maintain and, if feasible, improve the existing environmental quality of the island. 2) Policy: The County of Hawaii shall take positive action to further maintain the quality of the environment for residents both in the present and in the future. 3) Standard: Pollution shall be prevented, abated, and controlled at levels, which will protect and preserve the public health and well being, through the enforcement of appropriate Federal, State and County standards. 4) Discussion: Phase lA/1~ wastewater will be disposed of at the County treatment facility at Kealakehe. The U of N has given permission for the Hualalai Village sewer line to cannect to its 8" main, which then runs through TMK: 7-5-10:3 to a connection with the County sewer at Kuakini Highway. A schematic master plan, showing these utilities, has been submitted to Wastewater Division for their review. Staff indicated that we must simply ensure the sewer system is properly connected to the County system. Additionally, the Applicant will abide by all applicable State and County air quality and noise level control standards during the pre-construction and construction phases of the project. c. Flood Control and Drainage: 1) Goal: The goal is to prevent damage to man-made improvements and reduce surface water and sediment runoff. 2) Policy: All development-generated runoff shall be disposed of in a manner acceptable to the Department of Public Works. It is the responsibility of both the government and the private BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAP1D USE BOUNDARY AMENDMENT APPLICATION Page 8 capital improvements and other programs, and continued cooperation with appropriate State and Federal agencies. 3) Standard: The island of Hawaii should be developed into a unique scientific and cultural model. 4) Discussion: U of N -Kona hosts international students from 30-SO nations at any one time. This institution makes a significant contribution to cultural diversity as well as training in cross-cultural relationships. Hualalai Village will be closely linked to the U of N and provide much needed additional housing opportunities for the staff. Staff and students associated with the U of N community also make a substantial contribution to the Kona economy. This project will enhance further growth of the university, and consequently, add opportunities for residents to improve their quality of life through further educational opportunities. b. Environr~aental Quality: 1) Goal: Maintain and, if feasible, improve the existing environmental quality of the island. 2) Policy: The County of Hawaii shall take positive action to further maintain the quality of the environment for residents both in the present and in the future. 3) Standard: Pollution shall be prevented, abated, and controlled at levels, which will protect and preserve the public health and well being, through the enforcement of appropriate Federal, State and County standards. 4) Discussion: Phase lA/1B wastewater will be disposed of at the County treatment facility at Kealakehe. The U of N has given permission for the Hualalai Village sewer line to connect to its 8" main, which then runs through TMK: 7-5-10:3 to a connection with the County sewer at Kuakini Highway. A schematic master plan, showing these utilities, has been submitted to Wastewater Division for their review. Staff indicated that we must simply ensure the sewer system is properly connected to the County system. Additionally, the Applicant will abide by all applicable State and County air quality and noise level control standards during the pre-construction and construction phases of the project. c. Flood Control and Drainage: 1) Goal: The goal is to prevent damage to man-made improvements and reduce surface water and sediment runoff. 2) Policy: All development-generated runoff shall be disposed of in a manner acceptable to the Department of Public Works. It is the responsibility of both the government and the private BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 8 sector to maintain and unprove existing drainage systems ana to construct new drainage facilities. 3) Standards: "Storm Drainage Standards," County of I-Iawaii, October 1970, and as revised; applicable standards and regulations of Chapter 27, "Flood Control," of the I-Iawaii County, Code; applicable standards and regulations of the Federal Emergency Management Agency (FEMA); and applicable standards and regulations of Chapter 10, "Erosion and Sedimentation Control," of the hIawaii County Code. 4) Discussion: Exhibit 7, the Flood Insurance Rate Map (FIRM) for this vicinity, shows the Waiaha I3rainageway located approximately 1000 feet to 1500 feet south of this project and separated by Hillcrest subdivision. Consequently, no known drainage ways are located on this site. A drainage report has been prepared and submitted for Phase 1A/113, in accordance with the applicable standards listed above. d. I~istoric Sites: 1) Goals: i) Protect and enhance the sites, buildings, and objects of significant historical and cultural importance to Hawaii. ii) Access to significant historic sites, buildings, and objects of public interest should be made available. 2) Policy: Public access to significant historic sites and objects shall be acquired. 3) Standard: Sites of traditional cultural significance. 4) Discussion: Marc Smith, I~LNR, has visited and reviewed the Property. A grubbing permit was issued for this Property, as well as 15 acres surrounding the parcel, in May 2000. The grubbing was completed to facilitate surveying layout. e. Natural Beauty: 1) Goal: Protect, preserve, and enhance the quality of areas endowed with natural beauty, including the quality of coastal scenic resources. 2) Policy: Standard criteria for natural scenic beauty shall be developed as part of design plans. 3) Standard: Areas that are harmoniously developed and enhanced by man so as to appear natural 4) Discussion: Jim Miller of Abris Architects, Ltd. has developed plans that carefully fit the proposed buildings into the existing site and have a pleasing architectural style. Phase 1 A drawings, showing the site layout and character of the proposed buildings, were reviewed BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 9 and unanimously approved by the Kailua Village Design Commission in September 2001. A landscaping plan for Phase lA/1B has also been submitted and reviewed. Hualalai Village, Phase 1B, will use the same design concept. The Applicant will coordinate with the County on all applicable landscaping guidelines to ensure that the project site is compatible with its. surrounding environment, and will incorporate as much "zero-landscaping" as possible to conserve water. f. Housing: 1) Goals: i) Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. ii) Maintain a housing supply, which allows a variety of choice. iii) Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. iv) '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. 2) Policy: The County shall encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. 3) Standard: Housing standards shall consist of and comply with Housing Code, Building Code, Electrical Code, Plumbing Code, Zoning Code, Subdivision Code, and standards of the multiple-residential land use element. Discussion: Development of the Property will add to the inventory of existing residential zoned lands in the Nest Hawaii region, thus reducing upward price pressure in the housing market. Hualalai Village, will provide residents with an attractive alternative market product to the affordable housing in the area. The proposed development is located within close proximity to all necessary urban services and facilities, and will serve to help complete the urban core for that area of Kailua-Kona. At the present time, there are no fixed plans for construction of any further residential dwellings on the Property. If favorable action is granted on this application, the Applicant may decide to proceed with a zone change for the remaining 62 acres. The Applicant will also complete its proposed project in compliance with all of the codes and standards referenced above. g. Public Facilities: BACKGROUND REPORT CHANGE OF Z®NE APPLICATI~JN STATE LAND USE BOUNDARY AMENDMFSIT APPLICATION Pale 10 1) Goal: Encourage the provision of public facilities that effectively service community needs and seek ways of improving public service through better and more functional facilities, which are in keeping with the environmental and aesthetic concerns of the community. 2) Policy: The County shall continue to seek ways of improving public service through the coordination of service and by maximizing the use of personnel and facilities. 3) Standards: i) Standards have been established in each of the four major groupings of public facilities. ii) For the purpose of clarification, public facilities have been categorized into education, protective services, health and sanitation, and government operations. 4) Discussion: Recreational facilities for Hualalai Village residents will be provided at the proposed Clubhouse with pool, spa, sauna, gym, and kitchen. h. Public Utilities: 1) Goals: i) Ensure that adequate, efficient, and dependable public utility services will be available to users. ii) Maximum efficiency and economy in the provision of public utility services. 2) Policies: i) Provide utilities and service facilities, which minimize total cost to the public and effectively service the needs of the community. ii) Encourage the clustering of developments in order to reduce the cost of providing utilities. 3) Discussion: Hualalai Village is located along Hualalai Road. Water, telephone, electricity, sewer, services are available as described in the following sections. i. tiVater: 1) Policies: Water system improvements and extensions shall promote the County's desired land use development pattern. 2) Standard: Water systems shall meet the requirements of the Department of Water Supply and the Subdivision Control Code. 3) Discussion: In consultation with Department of Water Supply (DWS) staff from August 2000 to present, Ross Engineering, Inc. has developed a water system master plan and submitted it for review. DWS has notified the Applicant that 400 units of water are available for this project, which will accommodate the current and future phases of Hualalai Village BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page I I development. Phase lA/1B will require 103 units. Construction plans for the PhaselA water distribution system are currently under review by DWS. With approval of this request, connections to the distribution system will be possible for buildings in Phase 1 B. j. Telephone: 1) Policy: The County shall work closely with the telephone company to provide all users with efficient service. 2) Standard: In the development and placement of telephone facilities, such as lines, poles, and substations, the design of the facilities shall consider the existing environment, and scenic view and vistas shall be considered and preserved where possible. 3) Discussion: Existing telephone lines are available along property boundary bordering I-Iualalai Road. k. ,Electricity: 1) Policy: The County should encourage electrical utility companies to develop a comprehensive plan for the generation, transmission, and distribution of electrical power to the various parts of the island. 2) Standard: There shall be a minimization of obstruction of scenic views and vistas by electrical facilities. 3) Discussion: Existing electricity lines are available along property boundary bordering I3ualalai Road. 1. Sewer: 1) Policy: The "Sewerage Study for All Urban and Urbanizing Areas of the County of Hawaii, State of Hawaii," December 1970, and the "Water Quality Management Plan for the County of Hawaii," December 1980, shall be used as guides for the general planning of sewerage disposal systems. 2) Standard: Sewerage systems shall be designed for the particular area, depending on topography, geology, density of population, costs, and other considerations of the specific area. 3) Discussion: Wastewater will be serviced through a private sewer line, connecting to an existing sewer line through the University of Nations (TMK:7-5-10:3), and then connecting to the County sewer at Kuakini Hwy. m. Recreation: BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Pale 12 1) Goal: Provide a wide variety of recreational opportunities for the residents and visitors of the County. 2) Policy: Recreational facilities in the County shall reflect the natural, historic, and cultural center of the area. 3) Discussion: A clubhouse with pool, spa, sauna, gym, and kitchen is planned for residents of Hualalai Village. n. Transportation -Thoroughfares and Streets: 1) Goal: i) Provide a system of thoroughfares and streets for the safe, efficient, and comfortable movement of people and goods between and within the various sections of the County. ii) Provide an integrated State and County system so that new major routes will complement and encourage proposed land uses. 2) Policy: The County shall encourage the programmed improvement of existing thoroughfares and streets by both public and private sectors. 3) Discussion: The entrance to the project from Hualalai Road will include a left hand turn lane and proposed road widening to a 60' right of way. This private entry road will be the primary point of ingress/egress for Hualalai Village and the mauka portion of University of the Nations campus. A second road/driveway will provide controlled ingress/egress from the project to Hualalai Road for emergency situations only, such as during a fire. Access will be controlled through use of removable bollards and/or chains. Due to limited conditions, no full intersection can be properly designed at this location. o. Land Use -Multiple-Family Residential: 1) Goals: i) Provide for multiple residential developments that maximize convenience for its occupants. ii) Provide for suitable living environments, which accommodate the physical, social, and economic needs of the island residents. 2) Policy: The County shall incorporate reasonable flexibility in applicable codes and ordinances to achieve a diversity of socio-economic housing mix. 3) Standard: Areas shall be located in such a manner that traffic generated by high density development will not be required to travel through areas of lesser density en route to principal community facilities. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 13 . _ 4) Discicssion: Hualalai Village condominiums meet the aforementioned goals, policies, and standards of the County of Hawaii by providing additional housing units on medium-density parcels in close proximity to similarly zoned urban areas. The proposed project, Phase 1B, will be developed along with the Phase lA which is currently zoned RM 4.0. As discussed in the TIAR report Exhibit 6, most traffic from the project will be routed primarily to Queen Kaahumanu Hwy, and not require travel through areas of less density. 4. General Plan designation (LUPAG Map): The Property is situated in an area designated for "Medium Density Urban Development" on the General Plan Land Use Pattern Allocation Guide (LUPAG) Map, Exhibit 8. Residential uses at a density of 11 units per acre and certain neighborhood commercial uses are permitted within this designation. 5. Zoning: The Property is currently zoned AG 1.0. This application requests a Change of Zone to RM4.0. 6. Community Development Plan(s): The Property is located within the boundaries of the Kailua Village Special District. In September, 2001, Hualalai Village Phase lA plans were reviewed and approved by the Kailua Village Design Commission. Phase 1B completes the site layout The property is 7. Special Management Area: The Property is not designated as a Special Management Area. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 14 t'. PHYSICAL CHAItACTEItLSTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SiJRROUNDING AREA: 1. Physical Characteristics/Environmental Setting: a. Description: The property is located on new Tax Map Key: (3) 7-5-010: 086 Exhibit 9 ,which is currently split-zoned. Phase 1 A (4.684 acres, zoned RM 4.0) previously belonged to the U of N (TMK: 7-5-10:3). Phase 1B (4.979 acres, zoned Ag 1.0) previously was a portion of TMK: 7- 5-17:7. The tota19.663 acres, when zoning is complete, is the site for the first phase of Hualalai Village Condominiums. 1) Location: The Property is located approximately one-half mile south of Kailua-Kona, on the westerly side of Hualalai Road, approximately 300-500 feet north of the intersection of Hualalai Road and the Queen Ka'ahumanu Highway extension. It lies north of the mauka end of Kona Hillcrest Subdivision. 2) Climate: The Property is very dry, consistent with the average Kona rainfall at the 300-foot elevation. 3) Soils: Moderately eroded lava outcrops, bluffs, and depressions are continuous in the landscape; countless boulders and rocks amplify the stoniness of the land. The soils are identified as a thin black peat - Punalu'u extremely rocky peat -about four inches thick underlain by pahoehoe lava bedrock. Well-drained, the soil is rapidly permeable and the erosion hazard is slight (U.S. Department of Agriculture, 1973). 4) Slope: The land is rocky with very little topsoil and averages from 8°Io to 13% in slope. 5) Topography: It lends itself well to terrace construction and views of Kailua Bay for most of the proposed condominiums (Exhibit 10 -Site Topo~raphy). 6) Existing Structures: There are no structures on this 9.663-acre parcel. The terrain is fairly steep below the 350-foot contour where air plant (Kalanchoe innata forms a dense mat over a'a lava. Soil in this general vicinity is thin, although several well-formed historical planting areas were observed. b. Lava Lazard Zane: The ground surface is a product of basaltic lava flows of the Hualalai Volcanic Series (Stearne, 1967; McDonald and Abbott, 1970). The project is located on the slopes of Hualalai and in Lava Flow Hazard Zone 4, according to the Lava Flow Hazard Zone Map, prepared by Donald Peterson of the U.S. Geological Survey, revised in 1987 (Exhibit 11 - Lava Hazard Zones - County of Hawaii). c. Distance from coastline: The parcel is approximately 3000-3500 feet from the ocean. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Pale 15 d. Agricultural Lands of Importance in the State of Hawaii (ALISH) designation: The State Department of Agriculture's ALISH system does not classify the Property as Prime, Unique, or Other Important Agricultural Lands. e. U.S.D.A. Natural Resources Conservation Service Soil Service Report soil hype: The soils at the project site are part of the Punalu'u Series, which consist of well-drained, thin (4"), organic soils over pahoehoe bedrock. The soil is of poor quality and is less than 250 mm (10 inches) in thickness. Rock outcrops occupy numerous areas of the surface. These soils have severe limitations that make unsuitable for agricultural use except for grazing cattle. f. Land Study Bureau soil rating: The Land Study Bureau's Overall Master Productivity Ratings (1965) for the Property is Classes E, which means the suitability for agricultural use is `very poor'. g. Flood Insurance Rate Map (FIRM) designation: The proposed project lays north of the closest flood zone by approximately '/2 mile (Exhibit 7: FIRM Map #155 166 0713D). >~IRM maps indicate that the Property is located outside of the 500-year floodplain and outside of the tsunami inundation area. There are no known drainage ways crossing the site. While there is no indication of surface water flow on-site, the Applicant will submit a drainage study and comply with requirements determined by Hawaii County Storm Drainage Standard. h. Existing drainage ways or improvements: The proposed project is being designed using topographical maps Air Surveys Hawaii on July 2000 (Exhibit 10: Site Topo~ra~hv), and shows no natural drainage ways on-site. Surface runoff will be disposed of in a series of drainage sumps approved by the County Department of Public Works. Drainage plans and studies of North Kona (Towill, 1971; U.S. Department of Housing and Urban Development, 1983; U.S. Department of Agriculture, 1984) cumulatively identify five shallow drainage ways - Keopu, Hienaloli, Waiaha, Holualoa/Horseshoe Bend, and Kaumalumalu -between Kailua and Keauhou as having flood potential. Originating from the upper leeward slopes of Hualalai, are all undeveloped drainage ways, which are intermittent in flow. Also, no flow reaches the ocean except during intense storms. The Property is neither within a designated flood plain nor flood prone area. Waiaha drainage way, which is nearest the Property, lies '/z mile to the South. (Exhibit 7: FIRM Map #155 166 0713D Overland flow is negligible except during severe storms. In general, the Property exhibits no drainage problems due to the porous lava and its location in a low rainfall (less than 40" annually) belt. i. Air/noise/water quality: BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 16 1) Air quality: With the exception of periods of vog from volcanic emissions and occasional localized impacts from traffic congestion, the present air quality in Kailua-Kona is relatively good. The small amount of air quality data available from the State for the area is from a monitoring station in Kealakekua and indicates that air quality is well within State and Federal air quality standards. No known impacts should occur from the completed project, except during the construction period of the project, which will be controlled in compliance with County Ordinance. 2) Noise quality: Sound levels at the Property are in the 45-55 dB(A) range. Accented by sound of nature, the relative quiet is interrupted by impulse noses in the 60-75 dB(A) range from truck traffic on Queen Ka'ahumanu Highway. Traffic noises are loudest adjacent to Hualalai Road and vary in intensity in direct proportion to distance from the source. Noise levels can be expected to increase with the onset of construction activities. Maximum sound levels generated should fall in the 85-96 dB(A) range with the latter generated by bulldozers and pneumatic impact equipment. Pile drivers, the most deafening and annoying piece of construction equipment, will not be used. Construction noises may be audible in developed areas mauka (east) of and above Queen Ka' ahumanu Highway and Hualalai Road; other surrounding properties are vacant. On the job site, equipment will be equipped with mufflers and construction work shall be limited generally to the hours of 7:00 a.m. to 4:30 p.m., Mondays through Saturdays. 3) Water quality: During construction periods, accelerated erosion and sedimentation resulting from exposure, stockpiling, and transportation of excavated material have the potential to impact water quality during construction. Potentially, sediment loading of storm water could occur when unstabilized, and exposed soil at excavations and stockpiles of excavated material experience heavy rains. As a condition of the existing grubbing permit, a silt fence was installed along the makai boundary of the project and should mitigate any event occurring under heavy storm conditions. 2. Historic Resources: No known historic sites of significance, as listed on the State and national Registers of Historic Places, are on file for the Property at the Hawaii County Planning Department. 3. Natural Resources: a. Existing floraUfau,zal resources: The vegetation is now an entirely alien savanna, with a canopy dominated by the human introduced Kiawe tree. No native fauna were observed. Detailed results from a site study are found in Exhibit #12 - Existing? Flora And Fauna -Ron Terl-X, Phd. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 17 . b. Scenic or coastal resources: The proposed project is located at the 250 to 350 foot elevation above the Kailua Bay and affords a spectacular view from most of the units due to the slope of the land and no other multi-story structure to block the view. 4. Valued Cultural Resources: There are no known customary native Hawaiian rights exercised in the area. 5. Public Access: Hualalai Village and the U of N -Kona will share a common entry from Hualalai Road onto Road D (Exhibit #5 -Site Man), which is a private roadway. Since the Property is not situated near any coastal area, public access to the coastline is not an issue to be addressed. 6. Social-Eco~somic Characteristics: a. Social settlement pattern for the area: West Hawaii's economy is based on the visitor industry, construction, diversified agriculture, ranching, and high technology initiatives in ocean science and astronomy. The visitor industry is the largest in terms of size and potential growth. Recent resort and hotel developments on the Island have been concentrated in the North Kona -South Kohala region, and since most proposed hotel developments within the County are located in the region, it is expected that this concentration will continue. 1) West Hawaii has been one of the fastest growing areas in the State. Its population nearly doubled from 1980 to 2000 (from 19662 to 29942: 189°Io). Exhibit 13A -Resident Population By Districts Hawaii County, Table 1.5, shows a particularly high growth rate (62 percent from 1980 to 1990) in North Kona. Although the population of North Kona grew faster than the entire Island, the Island has been growing rapidly overall. It increased in population by approximately 31 percent between 1980 and 1990, and by nearly 24 percent between 1990 and 2000. 2) Population projections for the Island have been made by the State Department of Business - Economic Development and Tourism (DBEDT). Exhibit 13B displays these projections through the year 2020. "De facto" population includes the number of visitors on the Island (average daily visitor population) in addition to the resident population. 3) Exhibit 13C -Ethnic Breakdown in West Hawaii, Table 1-3, shows the ethnic breakdown of West Hawaii. Overall, the population contains a substantially higher percentage of whites and a considerable lower proportion of Japanese when compared to ethnic breakdown of Hawaii County. The other racial groups' proportion of West Hawaii's population is roughly the same for the entire Island. BACKGROUND REPORT CHANGE OF ZONE APPLICATION Page 18 STATE LAND USE BOUNDARY AMENDMENT APPLICATION ~~€t~~ 1 ~®C~T'I®!V lU6s4R I~ UAL~,LAI VI I~I~~G PI~~S ~ ~/1 K,~ILU~~K®N~, ~IA~VV~II NEW TMK: 7---5-10:86 [SUBD #7415] FORMERLY TMK: 7-5-10: PORTION OF 3 & 7-5-17: PORTION OF 7 ~ NA /(UA $dY 1 kr~~ r p ~ i 4- MAdl AI ROdD 11'A(UA FUdO ~ p1EEM 'R" ErTEwSlOer KUAK IN( HNY. I !-j 1 S ~ : l~ PROJECT' LOCATION `uH~A STRF£7 ti C4~~NC~ ®P SON ~~OUSfi: PICAS ~ ~ [~.9~9AC] A~1.0 ~fi® F~M4.0 LOCT~10 SAP ...tLOGF.TiON MAP-ZONING.dgn 01;21'2002 16:09 00 AN :k -f 1 N ~ ~ )Y~ •27 T/\x~J i ! 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' < o i $ ~ • n !~~~is Y 1O ~ ~ 0 C J _ 'y .O}•~ N i ~ i ~ ~ ~ i i ~ tE~510N i~ / ~ ~ EX i ~ ~ ~ NV~AN~ ~ ~ U ~ N KpA / ~ ~ O~E~ ~ ~ ~ ~ ~ ~ ~ ~ N o C7 W ® U ~ ~ ~ ~4~ ~ ~ k ~ ~ ~ ~ ~ ~ ~ 0 o ~ ~ P~' ~P~' ~ o o ~ ® ~ ' ~ ~ M ~ o ~ ~ ~ ~ a ~ ~ ~ ~ ~ ~ ~ ° ~ ~ < a 0 N 2 o 0 1 j Z - 1 o . , ~ o ~ ~ ~ Z j z ti ~ a ~ `L J U .Q a il' 3 SUBDIVISION MAC #7415 M'~ I~ Q V~J• Ql N i- ~ ~ s Q N ~ ~~F I /r 1~ a i I \ ~ Q ~ ! i } ~ i 111 ~ IS ~1# 1 ! l 1 .o P ' ~ c f I a it ~1 r- i~b ~;o~i ~ P: ~ F e' ~ ~ ~ ~ ~1 _ ~ p~- ~ , 111 f,, ~ (i~ ..._.n...l ~ 1!I_ If ~ it _ _ \ ~ ,e - r u ` _ ° FF ~ I _ ~ ~ r ~ ? J N ` = ~ ~ y ~ ~ t U o G / _ i V ~ ~ a h ~ _ ~ " O i - _ o" ~ t j J~ J o _ _ t- EI ~ ~ ` Z ~ 11! ~l W _ : x t s 11y ~tl ~ r, . O ~ ~ t X11 { ~ ~ ; II ' - , ~ ~u W ^ Z I ~V ~ ~ ' \ u / ~ M _ _ i 119 I ~ .r j=F o . ~8 r•' ~ i p ~ ~ ~ ~ ! ~ ~ ~ ~ ~ ~£F o ' n v ~ ~ m c c 0 y ' ~X~i1131T ~ PHAv ~ - ~~GA~ ®~~CRI~TO®f~ - ~Rl1.... E~ 1~l~UN®S i ' A 4.979 ACRE PARCEL LAND SITUATED bN THE SOUTI•iWESTERLY SIDE OF HUALALAI ROAD (KAILUA-KEAUHOU MIDDLE ROAD) ON TIDE EASTERLY SIDE OF LOT A AT WAIAI-IA 1ST, NORTH KONA, HAWAII, HAWAII BEING A PORTION OF LOT B, A PORTION OF ROYAL PATENT 1930 TO ASA THURSTON ON A PORTION OF LAND COMMISSION AWARD 387, PART 4, SECTION 2, NO. 3 TO AMERICAN BOARD OF COMMISSIONERS Beginning at the Northeasterly corner of this parcel of land, being the SE corner of Land Court, Lot 1 on the southwesterly side of I-Iualalai Road, the coordinates of said point of beginning referred to government survey Triangulation Station °°KAII,UA" (North Meridian) being 4,019.90 feet South and 5,797.91 feet East and running by azimuths measured clockwise from True South: Thence, along the Southwesterly side of Hualalai Road for the following three (3) courses; 1. 328° 29' 17" 141.65 feet to a point; 2. 319° 18' 00" 62.91 feet to a point; 3 . 3 04° 42' 24" 11.46 feet to a point; Thence, along Lot A, along a curve to the left having a radius of 50.00 feet, the chord azimuth and distance being; 4. 91° 35' 47" 54.62 feet to a point; Thence, along Lot A, along a curve to the left having a radius of 100.00 feet, the chord azimuth and distance being; 5 . 3 5 ° 47' 40" 77.15 feet to a point; 6. 13° 06' 10" 33.04 feet along Lot A to a point; Thence, along Lot A, along a curve to the right having a radius of 160.00 feet, the chord azimuth and distance being; -lof2- ID®N NIcINT®SFI CONSIJI~TING, INC. T'MK: (3) 7-5-17: Por. 7 P. O. Box 58 ' Kailua-Kona, I~awaii 96745-0058 JOB NO: 2806-00 . 7. 37° 00' 44" 129.69 feet to a point; 8. 60° 55' 18" 144.12 feet along Lot A to a point; 9. 89° 04' 30" 20.28 feet along a Water Tank site (TMK: 7-5-17:15) to a point; 10. 359° 04' 30" 10.85 feet along a Water Tank site (TMK: 7-5-17:15) to a point; 11. 60° 55' 18" 92.44 feet along Lot A to a point; Thence, along Lot A, along a curve to the left having a radius of 900.00 feet, the chord azimuth and distance being; 12. 142° 59' 20" 248.44 feet to a point; 13. 135° 03' 20" 145.67 feet to a point; Thence, along Lot a, along a curve to the right having a radius of 500.00 feet, the chord azimuth and distance being; 14. 145° 3 9' 3 9" 184.04 feet to a point; 15. 265° 37' 49" 550.21 feet along the remainder of Lot B, along Land Court Application 1666, Lot 1, Map 1 to a point; 16. 268° 27' 49" 95.35 feet along the remainder of Lot B, along Land Court Application 1666, Lot 1, Map 2 to the point of beginning and containing an area of 4.979 acres. ~ DON McINTOSH CONSULTING, INC. ~ Z / Donald C. McIntosh, L. P. L. S. #4968 h~,4A, V Consultant-Planner, Developments Kailua-Kona, Hawaii April 9, 2001 -2of2- DON 10'IcINTOS~ CONSULTING, INC. TMK: (3) 7-5-17: Por. 7 - P. O. Box 58 Kailua-Kona, Hawaii 96745-0058 JOB NO: 2806-00 ~'IBPT 5 STYE MAP -MAJOR FEATl1RES 3 ~ a `~i[l~~d ~ 3 = a i~ 41~ I- ~~~~~e Nm I S 5 ~ c.~t~ N W~ oW - g W w i?i I r H < ~t x _ p--y 5 rn w~~ffi mod" fu''! ~ _ ~E.'s ' 1yy y8j ~ S OJ QQQQQQ a ~ a C N \ Z m oasv ~ ~ ~8~ ~s ~'^^Q B6 ~ VJV X~~O ! LlJ \ Uai1 h~ ~Ya mss. ~ $ 'B'i ~ ~ L~11 i~ y ~°•ac e r R'~~ i~ ~ 9s'SO (n L1J _ _ ~ ~ ~~yy , e/ se i 7 ~ ~ r ~ C sp t ~ - ~~o .r6 / L• ~ gP Pa i }B f i ® fs ` ; J~ ~ ~ ~i ! °s CASs r~ ' ! ~ h f 3 r, ~;'1 - - oa ~onsa~ t=. - ` ~ r ~ ~ i ~ b Od-rp ~ ~ ! _ - i-r- ^v~. i - Ogoas r: ~ ~ ~ _ ~ t-^°- _ ~ i, , i'c'ts•r ~ to w Z 1 AL I J I l~LJ ! Qa~J ao„ •g. ~ i l , y .s ~ ~ a I R~ Pp ~ ° Q z~ 'fem. F ' ~ a ~ '~a f Per .~lj ~ ~ ~ . ~ Q ~ ' . ~ ~ f .M.o.a ,os 3anln~ ~ x~ii~ s ~~co~~c, ~u~~~~~i vo~~AA~JJ~~, i ~~lil ~~~do~ 1 ~~roro~° pp~~ A ~ ~g g~ ~ ~ f ¢ tea. ~I~ le~~lai ~ ~~'If9i~~~ SOUND UNDER SEPARATE COVER AS PART OF BACKGROUND AND COUNTY ENVIRONMENTAL REPOR T _ _ . . ~/IC91V~T1( SAP ~ y 551660~13~ 0 b ~ 4 d X x w X W C P Z w Z t { O N O O { ~ PS.~ N Q Ylpv( a X W X S ; w W { O v Z Z x w Z i N ~ O W _ O 0° N Z _ ~ C N jr~ ~ ~ o N E ~ ~ _h Q b V O h V h ~ I O O O h\~) ~ ~ N ~ vai - ~ X X o r O w W z D a `n'- ~ Z O _ ~ ~.t N N / ~ z x o Y ~ ~ N Z ~ ry Q 03 O h - L ~ O N ~ ~ ~ f0 n u X G / / ~ 3g6 ~ W y sl ~ K Z 2`/ h w ~ gc Z O w ~ Z X N OW ,r _ N ~ \K ~~'r O vJ Tt N - W z / f O <60 ~ Q O ~ • ~ w ~~~P~Np - Z T4 SSPEES O ~EStREEt a ~ 1. - ~ - i >Ny~ ~~~5 0 ~ G ~JP b ~ v p pMPlO = w ~ PU« S Q w V z 3 ~h ti ~ ~y ! ~ N Qv f 0 C_ O Q O G 8 F n X \ , ^ B w F oZw w ~x~~i~ ~ va~~~vr~ ~ ~ C)~ FiA1N~ii _ 4~ 'ti'~`~~~~{~. iii:':: 5 3`~1y: =~C~i.'?:y,:: f ~ ~ ~~Q;l~ 4~'.. y, a 4'471 4 ,fs . .~44y"a~i~14~s ii 444 rte' ° Yrs wfy,` ` j''h / s... < I ~ ~ ~ V~ .Y4; 4 k ' Y~ ; k - ~Fi~J~C1°` SIT' , ~ ~,t>!: .~...4. t ~ ~ i ~ ~ ~ r . . . t _ \ 1 K~~~It~~+ ~y ~ 3 ~ ` . .l. ,r. s, ~ u ~ ~ <s~tr~: ; - - s_-~- _ . . ~ - - ~ -g_ __._._,T. _ ,I z Z lII ° V 1~' , ~ / ~f1 ~ II Z P-~ 111S" ~ T N rI ~1 ~ ~ tr ~ a r` =Im r ~ \ •u \~9~ ~ u ~'I 101 1~ " ! ~ OVn M 1 1 O4 ~ 1 I 1 \ a` ..Yll k ~ r I I. - ~ v•~ r ~ m 1 a I J . 4 i ;E~z ~ 1 ( ~ 9 ~ ~ ~ ~ I r e6 ~ ~ ~ G ~ ~ - I ! 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'ft 3 f > > f 4~ / OM LL .c~~T,,~t3'~e^r y . .C ~ 'lt l'b 7r' tiro a .-~'t ~,~.csX'r.$`'`~~.3~?: 4~ ~+~/.fl`.~»• a j, +'y ~ .:f s2a_ :F`.:l'~yj M' v~ - ~~3 J ~Y 'S. Li t `f 3. . X :y~`'„2rk::.j:'..~c tic:: ~z; a l FLORA AND FAUNA RECONNAISSANCE TMK 7-5-17:07 (por. j By Ron Terry, Ph.D. and Patrick Hart, Ph.D. December 2000 Introduction This report describes the results of a biological reconnaissance of an approximately 5- acre portion of TMK 7-5-17:07 in Kailua-Kona, which is planned for development as part of the University of Nations Bencorp Project. Purpose and Methodology The objectives of the survey were to 1) describe the vegetation; 2) list all species encountered; 3) identify threatened or endangered species; and 4) assess the value of the vegetation far native vertebrate habitat. Transects were walked by P. Hart and R. Terry on December 5, 2000. All portions of the proposed project area were surveyed. Species were identified in the field and, as necessary, collected and keyed out in the laboratory. Special attention was given to the possible presence of any federally (USFWS 2000) listed endangered plant or animal species. Results The area formerly supported a Lowland Dry Forest (Gagne and Cuddihy 1990), with 'Ohi a (Metrosideros polymorpha) as the dominant tree species. The original vegetation of the property was probably long ago lost to disturbance from farming and ranching activities. No Hawaiian endemic or Polynesian-introduced plant species were found, with the exception of 'uhaloa (VValtheria indica). The vegetation is now an entirely alien savanna, with a canopy dominated by the human introduced Kiawe tree (Prosopis pallida) and an understory dominated by Guinea grass (Panicum maximum) and Coffee senna (Senna occidentalis). All plant species found during the survey are listed in Table 1. No native fauna were observed. The alien bird species noted during the survey included Saffron Finch (Sicalis flaveola), Java Sparrow (Paddy oryzivora), House Finch (Carpodacus mexicanus), Spotted dove (Streptopelia chinensis), and-Common Myna (Acridotheres tristis). It is quite possible that certain native forest birds, seabirds or migratory birds could utilize or fly over the site, bu~it is unlikely that ~nny with threatened or endangered status would find the site suitable habitat or be affected by activities that occur on the parcel The two Hawaiian raptors, the Hawaiian Hawk or 'Io (Buteo solitarius), and the Hawaiian owl or Pueo (~sio flammeus sandwichensis), probably make some use of the area. Although the Haw,~in ~Iawk is ar~cndangered species, the subject property is not considered to be part of its ~~~e~itial habitat. ado hawk nests were observed, alths~ugh the scale of the survey vV~6 not exhaustive and there may be nests on or very near the property. 1 Table 1. Scientific Name Common Name Scientific Name Common Name Abutilon ranciifoiium ila~ abutilon Lantana Camara Lantana Acacia famesiana Klu L,eonotis nepentifolia Lion's ear Albizia lebbeck Sins tree Leucaena leucoeephala Koa haole Aristolochia littoralis Calico Mower Malvastrum coromandelianum False mallow Catharanthus roseus Periwinkle- Mirabilis 'alapa Marvel of Peru Chamaecrista nlctitans Partridge ea Panicum maximum Guinea ass Coccinea randis Ivy gourd Portulaca oleracea Pigweed Crotalaria lncana 1~uzz rattle od Portulaca pilosa Akulikuli Cucumisdivsaceus Hedgeho: ourd Prosopis allida Keawe Ficus microca a Chinese ban an Riving humilis Pokeweed Heliotropum amplexicaule Heliotrope ~Senna occidentalis Coffee senna .'tuligo era suffruticosa Indigo Sida acuta Sida L omoea eriloba Little bell Stachytarpheta sp. Vervain Kalanchoe pinnata Air lant Waltheria irulica* Uhaloa * indigenous species The only native Hawaiian land mammal, the I-Iawaiian 1-Ioary Bat (Lusiurus cinereus semotus), may also be present in the area, as it is common in many areas on the island of Hawaii. Observation 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. Introduced mammals that would be expected to occur on the property include mongooses (Herpestes auropunctatus), feral cats (Felis catus), rats (Rcattus spp.) and mice (Mus musculus dornesticus), and, of course, domestic cattle (dos taurus). During the survey, only mongooses were actually observed on the property. Flora, Fauna and Ecosystems: Impacts and Mitigation 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. 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 human activity on the site. Literature Cited Gagne, W., and L. Cuddihy. 1990. "Vegetation," pp. 45-114 in W.L. Wagner, D.12. Herbst, and S.H. Sohmer, eds., Manual of the Flowering Plants of Ilawaii. 2 vols. Honolulu: University of Hawaii Press. U.S. Fish and Wildlife Service (USFWS). 2000. Threatened and endangered plants in Flawaii. Washington: GPO. 2 . EXIII~IT 13A Table LS-- itESIDENT POPULATION, ~Y DISTRICTS, I-IAV~'AII COUNTY: 1950, 1990, AND 2000 Percent chap e April 1, April 1, April 1, 1950 to 1990 to District 1950 1990 2000 1990 2000 State 964,691 1,108,229 1,211.537 14.9 9.3 Ilavvaii County 92,OS3 120,317 145,677 30.7 23.6 Puna 11,751 20,781 31,335 76.8 50.8 South Hilo 42,278 44-,639 47,386 5.6 6? North Hilo 1,679 1,541 1,720 -8.2 11.6 Hatnakua 5> 128 5,545 6,108 8.1 10.2 North Kohala 3,249 4,291 6,038 32.1 40.7 South Kohala 4,607 9,140 13> 131 98.4 43.7 North Kona 13,748 ?2,284 28,543 62.1 28.1 South Kona 5,914 7,658 8,589 29.5 12.2 Kau 3,699 4,438 5,827 20.0 31.3 Source: U.S. Bureau of the Census, 1990 Census of Population and Housine Unit Counts, Hawaii, 1990 CPH-2-13 (March 1993), table 8; and Census 2000 Redistricting Data, (Public Law 94-171) Summary File; figures compiled and calculated by County of Hawaii, Department of Research & Development. l~~~I-II~IT 13~ Type of Population and State Total I-Iaevaii County Year Reside~zt Po up latio~a 1980 968.5 92.9 1985 1039.7 105.9 1990 1112.9 121.5 1995 1179.2 137.2 2000 1238.5 149.6 2005 1304.0 160.6 2010 1366.8 173.9 2015 1430.5 189.1 2020 1494.1 205.4 Source: U.S. DBEDT, Research and Economic Analysis Division, Hawaii's Economu: A Quarterly Report from the Department of Business. Economic Development and Tourism, Third Quarter 1996. . EXI-II~IT 13C TALE 1-3: ETII~IIC ~I~EAI~DOWl~ IS WEST II~WAII South Kona North Kona South Kohala North Kohada Hawaii Cotanty Numb. Perc. Numb. Perc. Numb. Perc. Numb. Perc. Numb. Perc. 12ace White 2956 39% 13124 59% 4778 52% 1457 34% 47736 40% Chinese 128 2% 409 2% 152 2% 92 2% 2518 2% Filipino 799 10% 1686 8% 667 7% 801 19% 15540 13% Japanese 1677 22% 2328 11% 950 10% 581 14% 25044 21% Hawaiian 1800 24% 3655 16% 2215 24% 1028 24% 23120 19% Other 12aces 298 5% 1082 5% 378 4% 332 8% 6359 5% Total Persons 7658 22284 9140 4291 120317 Source: U.S. Census Bureau, 1990 Census of Population and Housing, Hawaii. APPLICATION FOIL STATE LAND USE BOUNDARY AMEI®1DMENT (15 ACRES OR LESS) COUNTY OF I~AVVAII PLANNING DEPARTMENT PACI~GROUND AND COUNTY ENVIRONMENTAL REPORT Applicant: U of N SENCORP (aka PACU BENCOI~I'), a Ilawaii corporation Nevv Tax Map Key: (3) 7-5-O10:portion of OS6 (4.979 acres of tote! 9.653 ages -Final Subdivision Map #7415) forrnerly Tax Map Key: (3) 7-5-017:portion of 007 (4.979 of 58.4SS acres) ~'Vaiaha 1St, I~istriet of North Kona Island and County of Hawaii A. SLJB IECT RE()~TEST: 1. Details of Proposed Use/Development: a. Applicant's Interest in the Property. Applicant U of N BENCORP, a Hawaii corporation, is the fee owner of the subject property, identified as tax map key parcel: (3) 7-5-10:86, which is split zoned. As shown on the site snap (Exhibit ~#4), the northern 4.684 acres (hereinafter "Phase 1 A") is currently zoned RM 4.0. The southern 4.979 acres (hereinafter "Phase 1B" or "Property") is currently zoned Ag 1.0. b. Applications Submitted and Approvals Requested 1) State Land use Boundary Amendment. Pursuant to Section 205-3.2(c), Hawaii Revised Statutes, as amended, the Applicant is seeking a State Land Use Boundary Amendment from Agricultural to the Urban District for the approximately five-acre Property. 2) Change of Zone (separate application). The Applicant is concurrently filing a separate application with the County of Hawaii seeking a Change of Zone from Agriculture (Ag 1.0) to a Multiple Residential-4000 square feet (RM4.0) designation for the Property. BACKGROUND REPORT ~ ' CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION :R-'- , Pale 1 3) Location and Legal .Description of the Property. The Property is located approximately two miles southeast of Kailua-Kona, on the westerly side of Hualalai Road, approximately 200 feet north of the intersection of Hualalai Road and the Queen Kaahumanu Highway extension Exhibit 1 . A metes & bounds description of the Property is included in Exhibit 4. c. Project description: The Applicant proposes to develop Phase 1 of Hualalai Village, a low density, family-oriented, condominium community of 8 buildings (103 units), and amenities including a clubhouse with pool, spa, sauna, gym, and kitchen. New TMK: (3) 7-5-010:086 [Lot B, subdivision map #7415] includes Phase lA & Phase 1B. Phase lA [4.684 Ac, formerly a portion of TMK: (3) 7-5-10:003] is currently zoned RM4.0 and can currently accommodate up to 51 units. Plans for Hualalai Village, Phase lA, are currently under review by the County. Phase 1B [4.979 Ac, formerly a portion of TMK: (3) 7-5-17:007] is currently zoned Ag 1.0. This application requests a change of zone for Phase 1B (4.979 acres) from Ag 1.0 to RM4.0. With zoning change approval for the Property, an additional 54 units would be available to Phase 1 with approval of, allowing a total of 105 units. The Applicant, however, proposes to build 103 units, total. d. Statement of objectives and reasons for the request: The Applicant, U of N BENCORP, is a non-profit corporation set up for the purpose of benefiting the University of the Nations -Kona (U of N-Kona). For many years, demand for housing near the Kona campus for U of N staff and associates has been a major need, and could ideally be located on property adjacent to the campus. Hualalai Village will help accommodate these housing needs as well as provide additional housing opportunities for the Kona community. As anon-profit corporation, the Applicant will donate all proceeds after expenses from the sale of condominiums to U of N - Kona to help fund capital improvements for the campus and scholarships for the students. Prior to consoiidation/re-subdivision of the Property lxhibit 3 -Subdivision Map ##7415), access to the site from Hualalai Road was severely restricted, due to limited road frontage (200'-300'). By incorporating Phase 1 B (1.OAg) land with Phase 1 A (RM4.0) land, access can be provided at a location further north along Hualalai Road through an entry with generous sight distances, thus enhancing vehicular safety. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 2 e. Number of acres/square feet: The Property, Phase 1B, includes 4.979 acres (216,885 square feet), and is a portion of TMK: 7-5-10:86, which contains 9.663 acres(420,920 square feet). f. Proposed units/lots/floor area of proposed building envelope: This Change of Zone will allow Hualalai Village to build a total of 103 units in Phase 1, or an additiona152 units to the 51 units currently permitted in Phase lA. Four 3-story buildings (45'x145') and four 2-story buildings (45'x145') will provide the following: 1 Bedroom Units: 10 ea 630 s.f./unit 2 Bedroom Units: 40 ea 850 s.f./unit 3 Bedroom Units: 51 ea 1200-1325 s.f./unit 4 Bedroom Units: 2 ea 2360 s.f./unit In addition, a 5000 square foot Clubhouse and pool will be shared by the residents. g. Timeframe and cost: Working Drawings for Phase lA (currently zoned RM4} are presently being reviewed by the County and beginning of site construction is anticipated in February 2002. After approval of this application, construction will continue on Phase 1B improvements immediately after review and approval of construction drawings. Estimated Phase One construction schedule is 12-15 months, at a cost of $20-25 million. h. Membership size/number of employees and clientele: Hualalai Village Homeowners Association will engage the services of a property management company to handle their business matters, including the operation and maintenance of buildings, grounds and ancillary facilities. Phase lA/1B membership will include owners of 103 condominiums housing an estimated 250-400 people. i. Parking arrangement: Owner of units in Phase lA/1B will have 2 parking stalls, 1 covered and 1 open, which exceeds the County minimum of 1.25 stalls/unit. An estimated 13-19 additional stalls will be provided for visitors for an estimated total of 219-225 parking stalls. j. Traffic impacts: (assessment of existing traffic conditions, anticipated increase in traffic and traffic impacts from proposed use): BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 3 M&E Pacific, Inc. has completed a traffic study for Phase lA/1B development, Exhibit 6: Traffic Impact Analysis Report (TIAR). The conclusions were: "The first phase of the proposed project is not expected to have an adverse traffic impact on the local Kona roadway network. Traffic levels of service are expected to remain acceptable for all but one traffic movement, for which there is a more prudent alternative route. The project driveway can initially have just one outbound lane and a left turn lane on the northbound approach of Hualalai Road is not required However, Ross Engineering, Inc. has been in contact with the Department of Public Works, Kona office, regarding proposed improvements on Hualalai Road. Construction drawings for Phase lA propose a road widening to accommodate a new 60' right of way, having a new property line offset roughly 30' from the existing road centerline. Although it may not be required for Phase lA/1B, these plans provide a left hand turn lane for an entrance, which will serve both Hualalai Village and University of the Nations from Hualalai Road. In this way, an appropriate entrance design is provided for future phases of Hualalai Village. The entryway along "Road D" from the proposed project will ingress/egress to Hualalai Road at a point approximately 1200 feet from its intersection with Queen Kaahumanu Highway, which permits more than adequate sight distances, along northbound and southbound lanes. A second "Emergency Only" roadway, "Road E", connects to Hualalai Road approximately 300' from Queen Kaahumanu Highway. This serves as a fire exit only from the subdivision and will be controlled by bollards and/or a locked chain. Other related information: 1) The U of N supports the proposed zone change to RM 4.0 for the project, as it will provide much needed housing and ancillary facilities for staff. Other Kona residents who wish to live in close proximity to the U of N -Kona campus will have an opportunity to purchase a unit and do so. Further, this project will provide additional housing for the general public who wish to live close to the center of Kailua-Kona. 2) U of N BENCORP is required by its articles of incorporation to give any proceeds from this project to the U of N. A successful project will help fund capital improvements for much needed facilities on the campus as well as provide resources for student financial aid. 3) As the U of N campus continues to grow, additional housing for staff will continue to be necessary. Hualalai Village provides an opportunity for U of N staff to purchase housing BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Pale 4 close to campus. Since supply in the Kailua-Kona housing market continues to be tight, Hualalai Village will provide more inventory to help meet local housing demand. 4) There will be a close relationship between Hualalai Village and the U of N campus. By helping to meet a critical housing need, Hualalai Village helps the U of N to continue its mission, which includes: i} Being part of a global training network in 220 locations, which prepares students for Christian service. ii) Providing field service opportunities primarily throughout the Pacific ~ Asia region as well as locally. iii) Providing life-long learning opportunities for both the young student and the experienced professional, including opportunities study for 2nd and 3rd careers. 2. Proposed on-site sand off-site infrastructure: a. Proposed On-Site Infrastructure includes: 1) Roads: Internal private road system, parking and low-level lighting. 2) Water: Domestic water supply and fire protection system with hydrants. 3) Electrical Distribution S sy tem: Underground primary and secondary electrical power. 4) Sewer: Hualalai Village Phase lA/1B sewer will connect through the existing U of N sewer system (along Road B, running mauka/makai) to the County Sewer on Kuakini Hwy. 5) Communications: Underground telephone and cable services. 6) Wallcwavs: A walkway system throughout the development, master planned eventually to connect to the U of N campus. 7) Landscaping: "zero-scape" landscaping to minimize water usage. b. Proposed Off-Site Infrastructure includes: 1) Hualalai Road Widening: Proposed widening to a 60' right of way, with a property boundary approximately 30' offset from the existing pavement centerline, including curb, gutter and sidewalk improvements. 2) Left Hand Turn Lane at Entry: An entrance, which will serve University of the Nations, Hualalai Village Phase lA/1B, and future phases of Hualalai Village. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AIvSENDMENT APPLICATION Pale 5 3) Water System Improvements: From August 2000 to present, Ross Engineering, Inc. has met several times with Department of Water Supply (DWS) engineering staff to discuss water availability and water system improvements for the entire U of N BENCORP development (TMK 7-5-17:6&7; TMK: 7-5-18:73). Overall, DWS has communicated water availability for 400 units for the Hualalai Village project. A water master plan has been discussed, developed and submitted for DWS review. Water for Phase 1 of Hualalai village will connect to an existing 8" line (on TMK: 7-5-17:7 near existing storage tanks). Anew connection from that 8" waterline to the 20" waterline along Kuakini Hwy will be provided. Phase lA/1B will require 103 units. Future phases will include an offsite storage tank, on- site pump system, and new pipeline in Hualalai Road to a site at elevation 575'. 4) Relocation of Utility-Poles -Road widening will require relocation of existing utility poles based on the new road alignment. B. CONFORMANCE WITH STA'I'E/COUNTY PLANS: 1. State Land Use designation: The Property is designated Agricultural. 2. Coastal Zone Management (CZM): a. Recreational resources: The policy is to provide coastal recreational opportunities accessible to the public. The subject project is approximately 2500'-3000' inland from the Kailua-Kona coastline; consequently, public access to the coastline is not a consideration. However, all of Hualalai Village will include common recreational facilities for the community. Phase lA/1B will provide a clubhouse for pool, spa, sauna, gym, and kitchen. Outdoor recreational spaces on site include 2 barbeque areas with open lawn recreational spaces. b. Historic Resources: The policy is to protect, preserve, and where desirable, restore those natural and manmade historic and prehistoric resources in the coastal zone management areas that are significant in Hawaiian and American history and culture. There are no known historical sites on this Property. Marc Smith, State Assistant Archeologist with DLNR, inspected the Property and surrounding acreage. He found no archeologically significant sites and signed a grubbing permit for the Phase 1 A/ 1 B area. Grubbing of the site is complete. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Pale 6 c. Scenic and Open Space Resources: The policy is to protect, preserve, and where desirable, restore or improve the quality of coastal scenic and open space resources. Not applicable to this inland project. d. Coastal Ecosystems: The policy is to protect valuable coastal ecosystems, including reefs, from disruption and minimize adverse impacts on all coastal ecosystems. Not applicable to this inland project. e. Economic Uses: The policy is to provide public or private facilities and improvements important to the State's economy in suitable locations. Since Hualalai Village will provide opportunities to obtain housing for the University of the Nations staff, the overall growth of the U of N campus and program will be enhanced, increasing the already significant economic impact of the university on the Kona community. f. Coastal Hazards: The policy is to reduce hazard to life and property from tsunami, storm waves, stream flooding, erosion, subsidence, and pollution. Not applicable to this inland project. g. Managing Development: The policy is to improve the development review process, communication, and public participation in the management of coastal resources and hazards. Not applicable to this inland project. h. Public Participation: The policy is to stimulate public awareness, education, and participation in coastal management. Not applicable to this inland project. i. Beach Protection: The policy is to protect beaches for public use and recreation. Not applicable to this inland project. j. Marine Resources: The policy is to implement the State's ocean resources management plan. Not applicable to this inland project. 3. Applicable goals/policies and objectives of the General Plan: a. Economic: 1) Goals: i) Provide residents with opportunities to improve their quality of life. ii) Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. 2) Policy: The County of Hawaii shall assist the expansion of the agricultural industry, especially diversified agriculture, through the protection of important agricultural lands, BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 7 capital improvements and other programs, and continued cooperation with appropriate State and Federal agencies. 3) Standard: The island of Hawaii should be developed into a unique scientific and cultural model 4) Discussion: U of N -Kona hosts international students from 30-50 nations at any one time. This institution makes a significant contribution to cultural diversity as well as training in cross-cultural relationships. Hualalai Village will be closely linked to the U of N and provide much needed additional housing opportunities for the staff. Staff and students associated with the U of N community also make a substantial contribution to the Kona economy. This project will enhance further growth of the university, and consequently, add opportunities for residents to improve their quality of life through further educational opportunities. b. Environmental Quality: 1} Goal: Maintain and, if feasible, improve the existing environmental quality of the island. 2) Policy: The County of Hawaii shall take positive action to further maintain the quality of the environment for residents both in the present and in the future. 3) Standard: Pollution shall be prevented, abated, and controlled at levels, which will protect and preserve the public health and well being, through the enforcement of appropriate Federal, State and County standards. 4) Discussion: Phase lA/113 wastewater will be disposed of at the County treatment facility at Kealakehe. The U of N has given permission for the Hualalai Village sewer line to connect to its 8" main, which then runs through TMK: 7-5-10:3 to a connection with the County sewer at Kuakini Highway. A schematic master plan, showing these utilities, has been submitted to Wastewater Division for their review. Staff indicated that we must simply ensure the sewer system is properly connected to the County system. Additionally, the applicant will abide by all applicable State and County air quality and noise level control standards during the pre-construction and construction phases of the project. c. Flood Control and Drainage: 1) Goal: The goal is to prevent damage to man-made improvements and reduce surface water and sediment runoff. 2) Policy: All development-generated runoff shall be disposed of in a manner acceptable to the Department of Public Works. It is the responsibility of both the government and the private BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 8 sector to maintain and improve existing drainage systems and to construct new drainage facilities. 3) Standards: "Storm Drainage Standards," County of Hawaii, October 1970, and as revised; applicable standards and regulations of Chapter 27, "Flood Control," of the Hawaii County Code; applicable standards and regulations of the Federal Emergency Management Agency (FEMA); and applicable standards and regulations of Chapter 10, "Erosion and Sedimentation Control," of the Hawaii County Code. 4) Discussion: Exhibit 7, the Flood Insurance Rate Map (FIRM) for this vicinity, shows the Waiaha Drainageway located approximately 1000 feet to 1500 feet south of this project and separated by Hillcrest subdivision. Consequently, no known drainage ways are located on this site. A drainage report has been prepared and submitted for Phase 1 A/ 1 B, in accordance with the applicable standards listed above. d. Historic Sites: 1) Goals: i) Protect and enhance the sites, buildings, and objects of significant historical and cultural importance to Hawaii. ii) Access to significant historic sites, buildings, and objects of public interest should be made available. 2) Policy: Public access to significant historic sites and objects shall be acquired. 3) Standard: Sites of traditional cultural significance. 4) Discussion: Marc Smith, DLNR, has visited and reviewed the Property. A grubbing permit was issued for this Property, as well as 15 acres surrounding the parcel, in May 2000. The grubbing was completed to facilitate surveying layout. e. Natural Beauty: 1) Goal: Protect, preserve, and enhance the quality of areas endowed with natural beauty, including the quality of coastal scenic resources. 2) Policy: Standard criteria for natural scenic beauty shall be developed as part of design plans. 3) Standard: Areas that are harmoniously developed and enhanced by man so as to appear natural Discussion: Jim Miller of Abris Architects, Ltd. has developed plans that carefully fit the proposed buildings into the existing site and have a pleasing architectural style. Phase 1 A drawings, showing the site layout and character of the proposed buildings, were reviewed BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 9 and unanimously approved by the Kailua Village Design Commission in September 2001. A landscaping plan for Phase lA/1B has also been submitted and reviewed. Hualalai Village, Phase 1B, will use the same design concept. The Applicant will coordinate with the County on all applicable landscaping guidelines to ensure that the project site is compatible with its surrounding environment, and will incorporate as much "zero-landscaping" as possible to conserve water. f. Housing: 1) Goals: i) Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. ii) Maintain a housing supply, which allows a variety of choice. iii) Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. iv) '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. 2) Policy: The County shall encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. 3) Standard: Housing standards shall consist of and comply with Housing Code, Building Code, Electrical Code, Plumbing Code, honing Code, Subdivision Code, and standards of the multiple-residential land use element. 4) Discussion: Development of the Property will add to the inventory of existing residential zoned lands in the West Hawaii region, thus reducing upward price pressure in the housing market. Hualalai Village, will provide residents with an attractive alternative market product to the affordable housing in the area. The proposed development is located within close proximity to all necessary urban services and facilities, and will serve to help complete the urban core for that area of Kailua-Kona. At the present time, there are no fixed plans for construction of any further residential dwellings on the Property. If favorable action is granted on this application, the Applicant may decide to proceed with a zone change for the remaining 62 acres. The Applicant will also complete its proposed project in compliance with all of the codes and standards referenced above. g. Public Facilities: BACKGROUND REPORT CHANGE OF ZONE APFLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Paee 10 1) Goal: Encourage the provision of public facilities that effectively service community needs and seek ways of improving public service through better and more functional facilities, which are in keeping with the envirorunental and aesthetic concerns of the community. 2) Policy: The County shall continue to seek ways of improving public service through the coordination of service and by maximizing the use of personnel and facilities. 3) Standards: i) Standards have been established in each of the four major groupings of public facilities. ii) For the purpose of clarification, public facilities have been categorized into education, protective services, health and sanitation, and government operations. Discussion: Recreational facilities for Hualalai Village residents will be provided at the proposed Clubhouse with pool, spa, sauna, gym, and kitchen. h. Public Utilities: 1) Goals: i) Ensure that adequate, efficient, and dependable public utility services will be available to users. ii) Maximum efficiency and economy in the provision of public utility services. 2) Policies: i) Provide utilities and service facilities, which minimize total cost to the public and effectively service the needs of the community. ii) Encourage the clustering of developments in order to reduce the cost of providing utilities. 3) Discussion: Hualalai Village is located along I-Iualalai Road. Water, telephone, electricity, sewer, services are available as described in the following sections. i. Water: 1) Policies: Water system improvements and extensions shall promote the County's desired land use development pattern. 2) Standard: Water systems shall meet the requirements of the Department of Water Supply and the Subdivision Control Code. 3) Discussion: In consultation with Department of Water Supply (DWS} staff from August 2000 to present, Ross Engineering, Inc. has developed a water system master plan and submitted it for review. DWS has notified the Applicant that 400 units of water are available for this project, which will accommodate the current and future phases of Hualalai Village BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Pace 11 development. Phase lA/lE will require 103 units. Construction plans for the PhaselA water distribution system are currently under review by DWS. With approval of this request, connections to the distribution system will be possible for buildings in Phase lE. j. Telephone: 1) Policy: The County shall work closely with the telephone company to provide all users with efficient service. 2) Standard: In the development and placement of telephone facilities, such as lines, poles, and substations, the design of the facilities shall consider the existing environment, and scenic view and vistas shall be considered and preserved where possible. 3) Discussion: Existing telephone lines are available along property boundary bordering Hualalai Road. k. Electricity: 1) Policy: The County should encourage electrical utility companies to develop a comprehensive plan for the generation, transmission, and distribution of electrical power to the various parts of the island. 2) Standard: There shall be a minimization of obstruction of scenic views and vistas by electrical facilities. 3) Discussion: Existing electricity lines are available along property boundary bordering Hualalai Road. 1. Sewer: 1) Policy: The "Sewerage Study for All Urban and Urbanizing Areas of the County of Hawaii, State of Hawaii," December 1970, and the "Water Quality Management Plan for the County of Hawaii," December 1950, shall be used as guides for the general planning of sewerage disposal systems. 2) Standard: Sewerage systems shall be designed for the particular area, depending on topography, geology, density of population, costs, and other considerations of the specific area. 3) Discussion: Wastewater will be serviced through a private sewer line, connecting to an existing sewer line through the University of Nations (TMK:7-5-10:3), and then connecting to the County sewer at Kuakini Hwy. m. Recreation: BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Pale 12 . 1) Goal: Provide a wide variety of recreational opportunities for the residents and visitors of the County. 2) Policy: Recreational facilities in the County shall reflect the natural, historic, and cultural center of the area. 3) Discussion: A clubhouse with pool, spa, sauna, gym, and kitchen is planned for residents of Hualalai Village. n. Transportation -Thoroughfares and Streets: 1) Goal: i) Provide a system of thoroughfares and streets for the safe, efficient, and comfortable movement of people and goods between and within the various sections of the County. ii) Provide an integrated State and County system so that new major routes will complement and encourage proposed land uses. 2) Policy: The County shall encourage the programmed improvement of existing thoroughfares and streets by both public and private sectors. 3) Discussion: The entrance to the project from Hualalai Road will include a left hand turn lane and proposed road widening to a 60' right of way. This private entry road will be the primary point of ingress/egress for Hualalai Village and the mauka portion of University of the Nations campus. A second road/driveway will provide controlled ingress/egress from the project to Hualalai Road for emergency situations only, such as during a fires Access will be controlled through use of removable bollards and/or chains. Due to limited conditions, no full intersection can be properly designed at this location. o. Land Use -Multiple-Family Residential: 1) Goals: i) Provide for multiple residential developments that maximize convenience for its occupants. ii) Provide for suitable living environments, which accommodate the physical, social, and economic needs of the island residents. 2) Policy: The County shall incorporate reasonable flexibility in applicable codes and ordinances to achieve a diversity of soci-economic housing mix. 3) Standard: Areas shall be located in such a manner that traffic generated by high density development will not be required to travel through areas of lesser density en route to principal community facilities. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDAZEN'I' APPLICATION Pale 13 4) Discussion: Hualalai Village condominiums meet the aforementioned goals, policies, and standards of the County of Hawaii by providing additional housing units on medium-density parcels in close proximity to similarly zoned urban areas. The proposed project, Phase 1S, will be developed along with the Phase lA which is currently zoned RM 4.0. As discussed in the TIAR report Exhibit 6, most traffic from the project will be routed primarily to Queen Kaahumanu Hwy, and not require travel through areas of less density. 4. General Plan designation (LUPAG Map): The Property is situated in an area designated for "Medium Density Urban Development" on the General Plan Land Use Pattern Allocation Guide (LUPAG) Map, Exhibit 8. Residential uses at a density of 11 units per acre and certain neighborhood commercial uses are permitted within this designation. 5. Zoning: The Property is currently zoned AG 1.0. This application requests a Change of Zone to RM4.0. 6. Community Development Plan(s): The Property is located within the boundaries of the Kailua Village Special District. In September, 2001, Hualalai Village Phase lA plans were reviewed and approved by the Kailua Village Design Commission. Phase 1B completes the site layout The property is 7. Special Management Area: The Property is not designated as a Special Management Area. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 14 C. PHYSICAL ClEiAI~ACTERISTICS AND ENVII20NMENTAL SE'I"TING O~ TI-IE PROPERTY AND SURROUNDING AREA: 1. Physical Characteristics/Enviroramental Setting: a. Description: The property is located on new Tax Map Key: (3) 7-5-010: 086 Exhibit 9 ,which is currently split-zoned. Phase lA (4.684 acres, zoned RM 4.0) previously belonged to the U of N (TMK: 7-5-10:3). Phase 18 (4.979 acres, zoned Ag 1.0) previously was a portion of TMK: 7- 5-17:7. The tota19.663 acres, when zoning is complete, is the site for the first phase of Hualalai Village Condominiums. 1) Location: The Property is located approximately one-half mile south of Kailua-Kona, on the westerly side of Hualalai Road, approximately 300-500 feet north of the intersection of Hualalai Road and the Queen Ka' ahumanu Highway extension. It lies north of the mauka end of Kona Hillcrest Subdivision. 2) Climate: The Property is very dry, consistent with the average Kona rainfall at the 300-foot elevation. 3) Soils: Moderately eroded lava outcrops, bluffs, and depressions are continuous in the landscape; countless boulders and rocks amplify the stoniness of the land. The soils are identified as a thin black peat - Punalu'u extremely rocky peat -about four inches thick underlain by pahoehoe lava bedrock. Well-drained, the soil is rapidly permeable and the erosion hazard is slight (U.S. Department of Agriculture, 1973). 4) Slope: The land is rocky with very little topsoil and averages from 8% to 13% in slope. 5) Topography: It lends itself well to terrace construction and views of Kailua Bay for most of the proposed condominiums (Exhibit 10 -Site Togo r~anhv). 6) Existing Structures: There are no structures on this 9.663-acre parcel. The terrain is fairly steep below the 350-foot contour where air plant (Kalanchoe innata forms a dense mat over a'a lava. Soil in this general vicinity is thin, although several well-formed historical planting areas were observed. b. Lava ~Iazard Zone: The ground surface is a product of basaltic lava flows of the Hualalai Volcanic Series (Stearne, 1967; McDonald and Abbott, 1970). The project is located on the slopes of Hualalai and in Lava Flow Hazard Zone 4, according to the Lava Flow Hazard Zone Map, prepared by Donald Peterson of the U.S. Geological Survey, revised in 1987 (Exhibit 11 - Lava Hazard Zones - Counter of Hawaii). c. Distance from coastline: The parcel is approximately 3000-3500 feet from the ocean. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Pale IS d. Agricultural .Lands of Importance in the State of Ilawaii (ALISII) designation: The State Department of Agriculture's ALISH system does not classify the Property as Prime, Unique, or Other Important Agricultural Lands. e. U. S.D.A. Natural Resources Conservation Service Soil Service Report soil type: The soils at the project site are part of the Punalu'u Series, which consist of well-drained, thin (4"), organic soils over pahoehoe bedrock. The soil is of poor quality and is less than 250 mm (10 inches) in thickness. Rock outcrops occupy numerous areas of the surface. `These soils have severe limitations that make unsuitable for agricultural use except for grazing cattle. f. Land Study Bureau soil rating: The Land Study Bureau's Overall Master Productivity Ratings (1965) for the Property is Classes E, which means the suitability for agricultural use is `very poor' . g. Flood Insurance Rate Map (FIR[1~1) designation: The proposed project lays north of the closest flood zone by approximately '/z mile Exhibit 7: FIRM Map #155 166 0713D). FIRM maps indicate that the Property is located outside of the 500-year floodplain and outside of the tsunami inundation area. There are no known drainage ways crossing the site. While there is no indication of surface water flow on-site, the Applicant will submit a drainage study and comply with requirements determined by Hawaii County Storm Drainage Standard. h. L'xisting drainage ways or improvements: The proposed project is being designed using topographical maps Air Surveys Hawaii on July 2000 (Exhibit 10: Site Topotrraphy), and shows no natural drainage ways on-site. Surface runoff will be disposed of in a series of drainage sumps approved by the County Department of Public Works. Drainage plans and studies of North Kona (Towill, 1971; U.S. Department of Housing and Urban Development, 1983; U.S. Department of Agriculture, 1984) cumulatively identify five shallow drainage ways - Keopu, Hienaloli, Waiaha, Holualoa/Horseshoe Bend, and Kaumalumalu -between Kailua and Keauhou as having flood potential. Originating from the upper leeward slopes of Hualalai, are all undeveloped drainage ways, which are intermittent in flow. Also, no flow reaches the ocean except during intense storms. The Property is neither within a designated flood plain nor flood prone area. Waiaha drainage way, which is nearest the Property, lies '/z mile to the South. (Exhibit 7: FIRM Map #155 166 0713D) Overland flow is negligible except during severe storms. In general, the Property exhibits no drainage problems due to the porous lava and its location in a low rainfall (less than 40" annually) belt. i. Air/noise/water quality: BACKGROUND REPORT ' CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Pale 16 1) Air quality: With the exception of periods of vog from volcanic emissions and occasional localized impacts from traffic congestion, the present air quality in Kailua-Kona is relatively good. The small amount of air quality data available from the State for the area is from a monitoring station in Kealakekua and indicates that air quality is well within State and Federal air quality standards. No known impacts should occur from the completed project, except during the construction period of the project, which will be controlled in compliance with County Ordinance. 2) Noise quality: Sound levels at the Property are in the X15-55 dB(A) range. Accented by sound of nature, the relative quiet is interrupted by impulse noses in the 60-75 dB(A) range from truck traffic on Queen Ka'ahumanu Highway. Traffic noises are loudest adjacent to Hualalai Road and vary in intensity in direct proportion to distance from the source. Noise levels can be expected to increase with the onset of construction activities. Maximum sound levels generated should fall in the 85-96 dB(A) range with the latter generated 'by bulldozers and pneumatic impact equipment. Pile drivers, the most deafening and annoying piece of construction equipment, will not be used. Construction noises may be audible in developed areas mauka (east) of and above Queen Ka'ahumanu Highway and Hualalai Road; other surrounding properties are vacant. On the job site, equipment will be equipped with mufflers and construction work shall be limited generally to the hours of 7:00 a.m. to 4:30 p.m., Mondays through Saturdays. 3) Water quality: During construction periods, accelerated erosion and sedimentation resulting from exposure, stockpiling, and transportation of excavated material have the potential to impact water quality during construction. Potentially, sediment loading of storm water could occur when unstabilized, and exposed soil at excavations and stockpiles of excavated material experience heavy rains. As a condition of the existing grubbing permit, a silt fence was installed along the makai boundary of the project and should mitigate any event occurring under heavy storm conditions. 2. I~istoric Resources: No known historic sites of significance, as listed on the State and national Registers of Historic Places, are on file for the Property at the Hawaii County Planning Department. 3. Natural Resources: a. Existing fZoraUfaunal resources: The vegetation is now an entirely alien savanna, with a canopy dominated by the human introduced Kiawe tree. No native fauna were observed. Detailed results from a site study are found in Exhibit #12 - Existing Flora And Fauna - 12on Terry, Phd. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 17 b. Scenic or coastal resources: The proposed project is located at the 250 to 350 foot elevation above the Kailua Bay and affords a spectacular view from most of the units due to the slope of the land and no other multi-story structure to block the view. 4. Valued Cultural Resources: There are no known customary native Hawaiian rights exercised in the area. 5. Public Access: Hualalai Village and the U of N -Kona will share a common entry from Hualalai Road onto Road D (Exhibit #5 -Site Man), which is a private roadway. Since the Property is not situated near any coastal area, public access to the coastline is not an issue to be addressed. 6. Social-Economic Characteristics: a. Social settlement pattern for the area: West Hawaii's economy is based on the visitor industry, construction, diversified agriculture, ranching, and high technology initiatives in ocean science and astronomy. The visitor industry is the largest in terms of size and potential growth. Recent resort and hotel developments on the Island have been concentrated in the North Kona -South Kohala region, and since most proposed hotel developments within the County are located in the region, it is expected that this concentration will continue. 1) West Hawaii has been one of the fastest growing areas in the State. Its population nearly doubled from 1980 to 2000 (from 19662 to 29942: 189%). Exhibit 13A -Resident Population, By Districts. Hawaii County, Table 1.5, shows a particularly high growth rate (62 percent from 1980 to 1990) in North Kona. Although the population of North Kona grew faster than the entire Island, the Island has been growing rapidly overall. It increased in population by approximately 31 percent between 1980 and 1990, and by nearly 24 percent between 1990 and 2000. 2) Population projections for the Island have been made by the State Department of Business - Economic Development and Tourism (DBEDT). Exhibit 13B displays these projections through the year 2020. "De facto" population includes the number of visitors on the Island (average daily visitor population) in addition to the resident population. 3) Exhibit 13C -Ethnic Breakdown in West Hawau, Table 1-3, shows the ethnic breakdown of West Hawaii. Overall, the population contains a substantially higher percentage of whites and a considerable lower proportion of Japanese when compared to ethnic breakdown of Hawaii County. The other racial groups' proportion of West Hawaii's population is roughly the same for the entire Island. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Pale 18 b. Economic Resoeerces: Median household income in West Hawaii is generally higher than the median household income for Hawaii County, which was $29712 in 1989. In 1989, income ranged from $29617 in Census Tract 213 in South Kona to $40489 in Census tract 215.97 in North Kona. All the census tracts in North Kona had median household incomes greater than the countywide median in 1989. Census tract 215.02, with a median household income of $33103. was the lowest in North Kona. c. Land Values: According to local realtor estimates, undeveloped agricultural land in the Kailua vicinity is currently selling for approximately $40,000+/- per acres. Land zoned R1VI4.0 alon~T Kuakini Hwy recently sold for approximately $250,000/acre. Three bedroom homes in the Hillcrest subdivision cost about $180,000 to $240,000. d. Impacts: The proposed project would provide positive impacts on socio-economic conditions to Kailua-Kona by providing much needed staff and visiting professors' housing for the U of N and the general public who purchase living units. The construction and operation of this project would have positive social and economic benefits through the expenditure of construction funds and enhancing transportation service. Neither the proposed project nor the No-Build Alternative would involve substantial social impacts, such as population distribution changes. or negatively affect one racial or economic group. In conformance with Executive Order 12898. Federal Actions to Address Environmental Justice in Minority and Low-Income Populations, there would be no disproportionably high or adverse effects on minority and low-income populations. The proposed project would not substantially affect the social welfare of the community or State. The No-Build-Alternative would not create economic activity in the region. S~rrou~~€iing Laazds a. Farad ~Jse: The lands surroundinv the Property have several land use designations. On the north and northwest, the U of N Kona is zoned RM4.0. On the west, is 54 acres zoned agriculture 1.0, which is also owned by U of N BENCORP. On the south is Hillcrest Subdivision containing house lots with RS 7.~ zoning. On the east, mauka of Hualalai road, are several houses on agricultural zoning. b. Zoning.: Land surrounding the Property is primarily residential. The large remaining parcels, owned' by U of N BENCORP are zoned aQhici~lture. Since the LL'PAG rriap~ shows medium density residential, the proposed change o#~ zone is consistent with the Hawaii County General Plan. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY A,~~IENDMENT APPLICATION Pale 19 D. PIJTiLIC FACILITIES AND SERVICES: a. Description of access: Hualalai Village, Phase lA/1B will share an entry with the U of N Kona campus. A mauka entrance to the U of N was granted in 1983 as part of master plan approval (Phase One) for the University. After discussions with staff in Department of Public Works, Kona office, plans for a left hand turn lane and proposed 60' right of way have been submitted to the County as part of Phase lA. This will include curb, gutter and sidewalk improvements on the Property frontage along Hualalai Road. b. Availability of water: Phase lA is already zoned RM4.0 and can accommodate 51 units. Phase 1B will require 52 additional units for 103 total units in Phase lA/1B. After discussion with staff at the Department of Water Supply (DWS) from August 2000 to present, Ross Engineering, Inc. has submitted a water system master plan for the entire U of N BENCORP Development. The Department of Water Supply has responded in writing stating water availability of X00 units for the U of N BENCORP Development at this time. c. Sewage disposal: Wastewater from the proposed project will transmitted to the County Sewer and Kealakehe treatment facility through a connection to the 8" sewer main through the U of N campus. Hualalai Village Phase 1B will install approximately 1000' of sewer along U of N Road B, benefiting future development of the campus. d. Solid waste: During construction of Phase I, resultant spoils, consisting of building materials, soil, vegetation, and other materials, would be recycled or transported to approved disposal sites specified on approved construction plans. Grubbing, grading, and stockpiling permits will be obtained as needed from the County of Hawaii Department of Public Works (DPW). 1) It is unlikely that contaminated soil would be encountered during construction. In the event that contaminated soil is encountered, the material would require special handling procedures. Treatment of contaminated materials is dependent on the character of the contamination, the volume of contaminated material, the character of the native materials, and project scheduling. 2) Once the condominiums are operational, a local waste disposal contractor will be hired to remove the waste on a regular basis. e. Police and fire protection: Police services are provided by the County of Hawaii from its Kealakehe and Captain Cook stations. Fire protection is provided by the County of Hawaii from its Kailua-Kona, Kealakehe, and Captain Cook stations. Emergency medical and paramedical BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 20 services are also provided by the Hawaii County Fire Department. Kona hospital, located at Kealakekua approximately seven miles from the project site, is managed by the State of I-iawaii. f. Schools: Hualalai Village Phase lA/1B will have 103 units, which will be purchased more by retired persons than by families with school age children. The U of N, adjacent to the project, operates ashort-term (three-month increments) school for children of students attending the U of N. If any of the U of N' staff or short-term students have school age children, they would be accommodated at the U of N' school In the event 20 percent of the proposed project were owned or leased by families with school age children, the following enrollment impact to area schools is likely: I-Iolualoa Elementary (Grades K-5) - 25 projected students; Kealakehe Intermediate (Grades 6-8) -five projected students; and Konawaena High School (Grades 9-12) -ten students. g. Parks: Hualalai Village a clubhouse, pool and outside barbeque areas with small pavilions. No known impacts will be made on current public parks. h. Other utilities mad services (telephone%lectricity): Electrical service is available to the Property from Hawaii Electric Light Co. Inc., and telephone service is available from Verizon Hawaii. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 21 E. ENVIRONMENTAL ASSESSMENT AND ANALYSIS: 1. At the onset of construction, vegetation and groundcover will be removed, natural grades recontoured, and the ground surface remodeled. Grubbing would be followed by a host of earthwork activities necessary to site building, shape roads, and install utilities underground -all of which would alter the appearance of the land and create noise and dust. Erosion commonly occurs on around striped of vegetation, but given the general lack of soil. low rainfall, and lava bedrock, erosion should not pose significant problems. Soil will be imported for landscaping purposes and exposed areas will be mulched or planted with groundcover to minimize soil loss. All activities will comply with requirements of Chapter 10, Erosion and Sedimentation Control. Hawaii County Code. Land clearing activities require the use of large petroleum fueled construction equipment which exhaust carbon monoxide, nitrogen oxide, hydrocarbons. and aldehyde odors into the atmosphere. Dust will be raised on a daily basis depending on weather conditions, construction activity stage, and the land area being worked. Both types of air pollution are unavoidable, but can be mitigated, through use of water trucks and other measures need to comply with Chapter 10. Kona's recurring afternoon showers may aid also in controlling fugitive dust. 3. All vegetation will be grubbed except for specimen trees retained in place or relocated for future landscaping purposes. There are no rare, threatened, or endangered plant species on site. All recorded species are common to Kona and their loss will not have. an adverse effect on the population of these species. 4. The completed project will present a beautiful panoramic view of Kailua Bay. Low rise buildings, 50~Io three-story and 50~~ two-story, will maximize views for the residents, as well as minimize obstructions for sites located mauka of the Property. The project should fulfill pressing housing needs the growing economy of West Hawaii. Hualalai Village Phase lA/1B will probably provide residence for approximately 250-300 persons. Both the number of dwelling units and occupants. most of which are expected to be new to Kona, are a small percentage of needed housing stock and population increases forecast by the Kona Regional Plan. 6. In economic terms, residential use is more productive than the land remaining idle. In addition to contributing to overall housing inventory, the $20-25 million to be spent would purchase labor and materials and generally contribute to employment opportunities in the construction industry. Federal, State, and County governments would benefit from tax revenues, which will help provide resources for much needed services. BACKGROiJND REPORT CHA.'SGE OF ZO\~ APPLICATIOti STATE LA.'~D U5E BOU'\DARY ANIE?~D\4E'~T APPLICATI01 Paee'_'2 7. There are few negative impacts from this project. The impact on schools is partially mitigated through the private schools on the U of N campus, which would serve many of the U of N staff children that may be living in Hualalai Village, Phase 1. The No-build alternative would stop the provision of additional housing for Kona. Since the soil characteristics are so poor, no significant impact is being made on agriculture. Consequently, there are no irreversible and irretrievable commitments of natural resources resulting from approval of this project. BACKGROUND REPORT CHANGE OF ZONE APPLICATION STATE LAND USE BOUNDARY AMENDMENT APPLICATION Page 23 ~~~C~CG~~ .of[? 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EXHi~iT 13A I~~SiC~~NT PC~PULATtGN, SY ®lSTRICTS, HAWAiB CGUNTY ~Xhit~iT 13E3 P~JPULA°t`~iGN HtST®FtY AN® PR®J~CTtC9NS - HAWAII STA`T~ VS. ~®UNTY ~XHt~IT 13C ETHNIC SR~AtC®®WN iN WES°i~ HAWAII U of N BENCORP - HUALALAI VILLAGE PHASE 1 CHANGE OF ZONE APPLICATION oX~i~~~ y L~AT~®~I ~IA~' I~U~L~L~41 VILLAS ~0~~~ 1A/1 ~ K~41 LUA~KQ N,~, ~I~WAI I NEW TMK: 7@5-10:86 [SURD X7415] FORMERLY TMK: 7-5-10: PORTION OF 3 & 7-5-17: PORTION OF 7 ~ Ad ILUA $AY ~,n .,.e-.~--.-. AL ! ! DRI Vi . J. D I Mush/ ROAD MA( UA ROAD . (X1fEM ~X EXTEwSI~x~ XUAK/N/ HWY. I w~j: ~ - s ^V t ' ~ PROJECT LOCATION LDN~A STRE'~-, I~ ~ ~ I~ ~ ~ I~ ~ ~ U V 1 ~ [~.979~~] ~~1.0 ~M~.O L ~ ~f I C~ ' ...`,LOG4TIOti ~,~~';P-ZONING.tlgn 01;21;2002 10.02 OG AM -G - _ _,;L _ ~ - N o~ ~ _ ~ ~ ~ X r 1 T, U ~ III 1~ ICI III II ~~Y ~ t+ ( - v! 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R~ 1R .e R~ i~^ lil /s ? ,,,qS r"'" ~'"'°14 t~ ` e_ 1 : Ali ! ± Q „ /,t,: - - ~ _ ~ ilk deb _ ~ - I `~/R' _ e 'a e _ ~ ~ - .E n ~ N ~ ~ ~~I U N ~ U c. _ o P~ ~ iii J`~r _ u 1 a ~ J Q~ o r I J r ~ 2 R' ~s`l ~ ~h M V ~ 1 y z = I~' ~ J Z ~ Q 1~~ x - ~ yY Ifl LL ~ SX o ` ~ ~ I`' c i 1 j 1 ;,u t 'c ~'I s 1~1 ~i, o ~ Y, ~ i¢f o _ ate - - - a r m 0 ' ~X~~~t'f ~ I ~ - L~~AL ~+ESCRIPTI®0~ - h. . ~S ~ ~OUIV~S A 4.979 ACRE PARCEL ~ LAND SITUATED ON THE SOUTHWESTERLY SIDE OF HUALALAI ROAD (KAILUA-KEAUHOU 1ViIDDLE ROAD) ON THE EASTERLY SIDE OF LOT A AT WAIAHA 1ST, NORTH KONA, HAWAII, HAWAII BEING A PORTION OF LOT B, A PORTION OF ROYAL PATENT 1930 I TO ASA THURSTON ~ ON A PORTION OF LAND COMMISSION AWARD 387, PART 4, SECTION 2, NO. 3 TO AMERICAN BOARD OF COMNIISSIONERS Beginning at the Northeasterly corner of this parcel of land, being the SE corner of Land Court, Lot 1 on the southwesterly side of Hualalai Road, the coordinates of said point of beginning referred to government survey Triangulation Station "KA.II.,UA" (North Meridian) being 4,019.90 feet South and 5,797.91 feet East and running by azimuths measured clockwise from True South: Thence, along the Southwesterly side of Hualalai Road for the following three (3) courses; 1. 328° 29' 17" 141.65 feet to a point; 2. 319° 18' 00" 62.91 feet to a point; 3. 304° 42' 24" 11.46 feet to a point; Thence, along Lot A, along a curve to the left having a radius of 50.00 feet, the chord azimuth and distance being; 4. 91° 35' 47" 54.62 feet to a point; Thence, along Lot A, along a curve to the left having a radius of 100.00 feet, the chord azimuth and distance being; 5. 35° 47' 40" 77.15 feet to a point; 6. 13° 06' 10" 33.04 feet along Lot A to a point; Thence, along Lot A, along a curve to the right having a radius of 160.00 feet, the chord azimuth and distance being; -lof2- DON I~cINTOSI~ CONSULTING, INC. TMK: (3) 7-5-17: Por. 7 P. O. Box 58 Kailua-Kona, Hawaii 96745-0058 JOI3 NO: 2806-00 7. 37° 00' 44" 129.69 feet to a point; 8. 60° 55' 18" 144.12 feet along Lot A to a point; i 9. 89° 04' 30" 20.28 feet along a Water Tank site (TMK: 7-5-17:15) to a point; 10. 359° 04' 30" 10.85 feet along a Water Tank site (TMK: 7-5-17:15) to a point; 11. 60° 55' 18" 92.44 feet along Lot A to a point; Thence, along Lot A, along a curve to the left having a radius of 900.00 feet, the chord azimuth and distance being; 12. 142° 59' 20" 248.44 feet to a point; 13. 13 5° 03' 20" 145.67 feet to a point; Thence, along Lot a, along a curve to the right having a radius of 500.00 feet, the chord azimuth and distance being; 14. 145° 39' 39" 184.04 feet to a point; 15. 265° 37' 49" 550.21 feet along the remainder of Lot B, along Land Court Application 1666, Lot 1, Map 1 to a point; 16. 268° 27' 49" 95.35 feet along the remainder of Lot B, along Land Court Application 1666, Lot 1, Map 2 to the point of beginning and containing an area of 4.979 acres. ~ DON McINTOSH CONSULTING, INC. Z T ~ ~ Donald C. McIntosh, L. P. L. S. #4968 ti~ ~'AJt, ~ Consultant-Planner, Developments Kailua-Kona, Hawaii April 9, 2001 -2of2- DON McINTOSJH CONSULTING, INC. TMK: (3) 7-5-17: Por. 7 P. O. 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FLAT ~ Q W is ~-I ~ _ ' ~ -..~~...r= - Yr~~"c~~ FAQ - ^+aa' I - _ 17z v4V' ~P G Q i. _ ~Ei:.. i 1 ~J r~ ~ ~ ~ r fO/~ ~ ! /d ~ ~ / ~ i ~ / j~ nn ~ / / S ~ ( / \ / ~ F 3 ~1/~ L m ~ _1; f ~ ~ ~ o~; ~ I l Thy' ~ ~ r)f ~ ~ ~ # ~ Me ' > O ~ i ~ J~_ ~ _ I ? ! ~ O Lets.! ~ ear' ~ ! N X ~ i Y / ~ e ~ / / 1 ~ N \ i / ~ 1 s ~ ~ ~ ~ ~ ~ / I ~ 1 ? . - i i ~HIIT 11 L~V~ ~ I~~ ~~N~~ ~~~IVT1( ~I~ 1~~4All t~ r= Sys ;~ah _ _ ~ C~ S V tt ~ i\ - Y ! .iS ' b ~ f$~l - Y _ i~ u p ~~i ~ s 'h ~ x~iir FLORA AND FAUNA RECONNAISSANCE TMK 7-5-I7: 07 (por.) By Ron Terry, Ph.D. and Patrick Hart, Ph.D. December 2000 Introduction This report describes the results of a biological reconnaissance of an approximately 5- acre portion of TMK 7-5-17:07 in Kailua-Kona, which is planned for development as part of the University of Nations Bencorp Project. Purpose and Methodology The objectives of the survey were to 1) describe the vegetation; 2) list all species encountered; 3) identify threatened or endangered species; and 4) assess the value of the vegetation for native vertebrate habitat. Transects were walked by P. Hart and R. Terry on December 5, 2000. All portions of the proposed project area were surveyed. Species were identified in the field and, as necessary, collected and keyed out in the laboratory. Special attention was given to the possible presence of any federally (USFWS 2000) listed endangered plant or animal species. Results The area formerly supported a Lowland Dry Forest (Gagne and Cuddihy 1990), with 'Ohi'a (Metrosideros polymorpha) as the dominant tree species. The original vegetation of the property was probably long ago lost to disturbance from farming and ranching activities. No Hawaiian endemic or Polynesian-introduced plant species were found, with the exception of 'uhaloa (Waltheria indica). The vegetation is now an entirely alien savanna, with a canopy dominated by the human introduced Kiawe tree (Prosopis pallida) and an understory dominated by G-uinea grass (Panicacm maximum) and Coffee senna (Senna occidentalis). All plant species found during the survey are listed in Table 1. No native fauna were observed. The alien bird species noted during the survey included Saffron Finch (Sicalis flaveola), Java Sparrow (Padda oryzivora), House Finch (Carpodacus mexicanus), Spotted dove (Streptopelia chinensis), ancFCommon Myna (Acridotheres tristis). It is quite possible that certain native forest birds, seabirds or migratory birds could utilize or fly over the site, but it is unlikely th~~ny with threatened or endangered status would find the site suitable habitat or be affected by activities that occur on the parcel The two Hawaiian raptors, the Hawaiian Hawk or 'Io (Buteo solitarius), and the Hawaiian owl or Pueo (~sio flammeus sandwichensls), probably make some use of the area. Although the Haw,~ij,~n ~-Iawk is aa=endangered species, the subject property is not considered to be part of its e~~eptial habitat. No hawk nests were observed, although the scale of the survey vv~s not exhaustive and there may be nests on or very near the property. 1 Table 1. Scientific Name Common Name Scientific Name Common Name Abutilon randifolium Hairy abutilon Iltntana camera Lantana Acacia arnesiana Klu Leonotis nepentifolia Lion's ear Albizia lebbeck Siris tree Leucaena leucocephala Koa haole Aristolochia littoralis Calico flower Malvastrum coronutndelianum False mallow Catharanthus roseus Periwinkle Mirabilis ~alapa Marvel of Peru Chamaecrista nictitans Partridee a Panicccm maximum Guinea eras Coccinea rarulis Ivy gourd Portulaca oleracea Pieweed Crotalaria incana Fuzzy rattle Portulaca pilosa Akulikuli Cucumis dipsaceus Hedgehog gourd Prosopis pallida Keawe Ficus microcarpa Chinese 'oan an Riving humilis Pokeweed Hellotropum amplexicaule Heliotro Senna occidentalis Coffee senna Indi ofera su~'ruiicosa Indio Sida acute Sida 1 omoea triloba Lattle bell Stachytarpheta sp. Vervain Kalanchoe pinnate Air plant Waltheria indica* Uhaloa * indigenous species The only native Hawaiian land mammal, the Hawaiian Hoary Bat (Lasiurus cinereus semotus), may also be present in the area, as it is common in many areas on the island of Hawaii. Observation 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. Introduced mammals that would be expected to occur on the property include mongooses (Herpestes auropunctatus), feral cats (Felis catus), rats (Rattus spp.) and mice (Mus musculus domesticus), and, of course, domestic cattle (Bos taur-us). During the survey, only mongooses were actually observed on the property. Flora, Fauna and Ecosystems: Impacts and Mitigation 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. 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 human activity on the site. Literature Cited Gagne, W., and L. Cuddihy. 1990. "Vegetation," pp. 45-114 in W.L. Wagner, D.R. Herbst, and S.H. Sohmer, eds., Manual of the Flowering Plants of Hawaii. 2 vols. Honolulu: University of Hawaii Press. U.S. Fish and Wildlife Service (USFWS). 2000. Threatened and endangered plants in Hawaii. Washington: GPO. 2 EDIT 13A Table 1.5-- RESIDENT POPULATION, BY DISTRICTS, HAWAII COUNTY: 1980, 1990, AND 2000 Percent chap e April 1, April 1, April 1, 1980 to 1990 to District 1980 1990 2000 1990 2000 State 964,691 1,108,229 1,211,537 14.9 9.3 Hawaii Count 92,053 120,317 148,677 30.7 23.6 Puna 11,751 20,781 31,335 76.8 50.8 South Milo 42,278 44,639 47,386 5.6 6.2 North Hilo 1,679 1,541 1,720 -8.2 11.6 Hamakua 5,128 5,545 6,108 8.1 10.2 North Kohala 3,249 4,291 6,038 32.1 40.7 South Kohala 4,607 9,140 13,131 98.4 43.7 North Kona 13,748 22,284 28,543 62.1 28.1 South Kona 5,914 7,658 8,589 29.5 12.2 Kau 3,699 4,438 5,827 20.0 31.3 Source: U.S. Bureau of the Census, 1990 Census of Po up lation and Housing Unit Counts, Hawaii. 1990 CPH-2-13 (March 1993), table 8; and Census ?000 Redistricting Data, (Public Law 94-171) Sunan?ary File: figures compiled and calculated by County of Hawaii, Department of Research & Development. E~II~IT 13~ Type of Population and State Total Haevaii County Year Resident P~ulation 1980 968.5 92.9 1985 1039.7 105.9 1990 1112.9 121.5 1995 1179.2 137.2 2000 1238.5 149.6 2005 1304.0 160.6 2010 1366.8 173.9 2015 1430.5 189.1 2020 1494.1 205.4 Source: U.S. DBEDT, Research and Economic Analysis Division, Hawaii's Economu: A Quarterly Report from the Department of Business. Economic Development and Tourism, Third Quarter 1996. EMT 13C TALE 1-3: ETHNIC ~I~AI~I~~WN IS WEST ~IAWAII South Kona North Kona South Kohala North Kohala Hawaii Count~~ Numb. Perc. Numb. Perc. Numb. Perc. Numb. Perc. Numb. Perc. Race White 2956 399c 13124 599e 4778 J29c 147 3490 47736 40~"~ Chinese 128 290 409 290 152 290 92 290 218 ?9~ Filipino 799 1090 1686 890 667 790 801 1990 1~~40 1390 Japanese 1677 2290 2328 1190 950 1090 581 1490 25044 219c Hawaiian 1800 2490 365 1690 221 2490 1028 2490 23120 199 Other Races 298 590 1082 590 378 490 332 890 639 590 Total Persons 7658 22284 9140 4291 120317 Source: U.S. Census Bureau. 1990 Census of Population and Housin=. Hawaii. ~1~0t~r s T~A~1 il~'A~ ~(~~YS1 P~I~mf° I~~C11, 11~~. ~ItJ~1~A1~1 !/lL1~G, ~1~6A~ ~ pp~~g~ 11~1~a°I~CIV, 1®°~®,~11 ~i ~I~A~1 ~Im A~I~Im1~~~1~N ~~°7` I~AIy® lJ ~t3N13~ AI~if~91~1~` AI~1~'Llfi1~N 1~ l~I~BIIT°T~ T'~ ~~lJl~ I~AVVAII SOUND UNDER SEPARATE COVER AS PART OF BACKGROUND AND COUNTY ENVIRONMENTAL REPORT ~IIT , l1 SIR IV IVCOI~F' ~~V~L~~NI~NI° PHASE I TI~PFIC 16ldiI~AC`T ANA1.sYSIS I~EP®F~T ~y: M ~ E pacific, Inc. 100 ~auahi Streot, Suito 212 Hilo, Hawaii 96720 fielophor~e: (806) 961-2776 Novornber 20.00 T,~.~LE OF C®NTENfiS Pam®• PROJECT DESCRIPTION--------------------------------------------------------------------------------- 1 EXISTING CONDITIONS----------------------------------------------------------------------------------- 2 Existing Roadways---------------------------------------------------------------------------------- 2 Traffic Volumes.---------------------------------------------------------------------------------------- ~ TRAFFIC FORECAST----------------------------------------------------------------------------------------- 5 Ambient Traffic Forecast------------------------------------------------------------------------ 5 Project Generated ~'raffic----------------------------------------------------------------------- 6 Total Forecast Volumes ~ LEVEL OF SERVICE ANALYSIS--------------------------------------------------------------------- 7 CONCLUSIONS.--------------------------------------------------------------------------------------------------- 12 TAi3LES Table 1 Trip Distribution Analysis_____________________________________________________ 8 Table 2 Level of Service Analysis---------------------------------------------------- 10 FIGURES Figure 1 Site Location and Roadway Network Figure 2A Existing Traffic Volumes - AM Peak Hour Figure 2S Existing Traffic Volumes - PM Peak Hour Figure 3 24-Hour Two-Way firaffic Volumes Figure 4A 2003 Ambient Traffic Forecast - AM Peak Hour Figure 4S 2003 Ambient Traffic Forecast - PM Peak Hour Figure 5A Trip Assignment Volumes - AM Peak Hour Figure 5B Trip Assignment Volumes PM Peak Hour Figure 6A 2003 Total Trip Forecast - AM Peak Hour Figure 613 2003 Total Trip Forecast - PM Peak Hour i AP~R~N®IC~S Appendix A Traffic Turning Movement Counts Appendix B Abstract of Methodology for the Capacity Analysis for Signalized and Unsignalined Intersections Appendix C Traffic Calculations & Signalized and Unsignalized Intersection Level of Service (LOS) Calculations ii TRAFFIC IMPACT ANALYSIS REPORT for the U OF N €3ENCORP DEVELOPMENT, PHASE I U of N SENCORP is planning a residential condominium development in Kailua- Kona, Hawaii. This report documents a study that was conducted to identify the traffic impacts of the proposed project and to recommend any mitigating measures. PROJECT DESCRIP-PION U of N SENCORP is a Hawaii non-profit benefit corporation for the purpose of providing fnancial and material support to the University of the Nations (U of N). U of N E3ENCORP proposes to develop a 100 residential unit condominium project adjacent to the University of the Nations campus in Kailua-Kona, Hawaii. Phase One includes two parcels. A ~.6 acre parcel, which is a portion of TMK (3)7-5-10:3, is currently zoned RM4.0. A second 5.0 acre parcel, which is a portion of TMK (3)7-5-17:7 is currently zoned AG1.Oa and is planned to be rezoned RM4.0. Pending approval, Consolidation/Resubdivision Application #2000-0131 will consolidate these fiwo portions into 1 parcel of -9.6 acres, carrying split zoning. Applications for the appropriate State Land Use and County honing changes are planned to be submitted by December 1, 2000. This report will be part of those applications. Full occupancy of the proposed project is expected by March 2003. The project site is makai of Hualalai Road immediately south of the University of the Nations parcel. Access to the site would be via a single roadway connecting to Hualalai Road, about 1,100 feet northwest of the Queen Kaahumanu I-lighway Extension intersection. The project site and driveway in relationship to the Kailua roadway network is shown on Figure 1. -1- From this location, project residents can use several paths to enter the Kona roadway system. Trips to and from the south can be made by using Hualalai Road to the Queen Kaahumanu Highway Extension intersection. Trips to and from the north can be made on a path using Hualalai Road and Nani Kailua Drive to get to the Queen Kaahumanu Highway Extension intersection. Trips to and from Kailua Village can be made by using Hualalai Road to the Kuakini Highway intersection. The four major intersections involved in these movements are identified on Figure 1: • Queen Kaahumanu Highway Extension at Nani Kailua Drive • Queen Kaahumanu Highway Extension at Hualalai Road • Kuakini Highway at Hualalai Road • Hualalai Road at Nani Kailua Drive EXISTING CONDITIONS A survey of the existing roadway and traffic conditions was made. Existing Roadways: The roadways in the study area include the Queen Kaahumanu Highway Extension, Kuakini Highway, Hualalai Road and Nani Kailua Drive. Queen Kaahumanu Highway Extension is the major north-south arterial passing through Kailua. It is a continuation of Queen Kaahumanu Highway that extends to Kawaihae Road to the north. The extension merges with Kuakini Highway to the south. The highway and extension are part of State Routes 11 and 19 that form part of the circle island route. Queen Kaahumanu Highway Extension is a two-lane highway but has two southbound lanes in the vicinity of Henry Street. There are traffic signals and separate turning lanes at major intersections along this route. The Hawaii Department of Transportation, which has jurisdiction over this roadway, plans to widen Queen Kaahumanu Highway to a four lane divided highway north of Henry Street by 2002. -2- Kuakini Highway is a two-lane highway under the jurisdiction of the County of Hawaii. The highway previously served as the State's north-south highway until the completion of the Queen Kaahumanu Highway Extension. It has a 24-feet pavement width, is posted for 35 mile per hour speed limit and provides the middle of three north- south routes through Kailua. The County of Hawaii plans to widen this roadway to four lanes between Palani Street and Hualalai Road by 2003. Hualalai Road is a local two-lane roadway that provides mauka-makai access from Alii Drive to Queen Kaahumanu Highway extension and points mauka. Nani Kailua Drive is anothertwo-lane local road that provides access through the Pines subdivision between Queen Kaahumanu Highway extension and Hualalai Road. It also serves the Kailua View estates subdivision mauka of the highway extension. Two of the study intersections are on Queen Kaahumanu Highway extension. The Nani Kailua Drive intersection has four approaches and is signalized. The Hualalai Road intersection is unsignalized with separate turning lanes on all approaches. Since the Hualalai Road makai approach is not directly across from the mauka approach of Hualalai Road, they operate as separate T-intersections. The proposed widening of Queen Kaahumanu Highway and extension is not expected to affect traffic operations at these two intersections. The Kuakini Highway/Hualalai Road intersection is the southernmost signalized intersection on Kuakini Highway in Kailua. Soth of the Kuakini Highway approaches have separate left and right turning lanes. The Hualalai Road approaches have separate right turn lanes. The effect on traffic operations of the proposed widening of Kuakini Highway cannot be determined until specific design details are known. Nani Kailua Road meets Hualalai Road as a T-intersection and is stop sign controlled. There are no turning lanes on either two-lane roadway. -3- Traffic Volumes: Traffic turning movement counts were taken at three of the four study intersections on Tuesday, October 24, 2000, during the morning and afternoon peak periods. Traffic turning movement counts for the Kuakini Highway/Hualalai Road intersection taken on Tuesday, August 1, 2000, for another study were also used. Traffic turning movement counts require workers to station themselves by each study intersection and record each vehicle movement as through or turning movements by 15 minute intervals. The worksheets for the traffic counts are included in the Appendix. The resultant peak hour movements are summarized on Figure 2, with traffic volumes over five vehicles per hour (vph) rounded to the nearest five. The predominant direction of travel on Queen Kaahumanu Highway Extension is northbound in the morning peak and southbound in the afternoon peak. The volume of left turn volumes at the Nani Kailua Drive intersection is smaller in the AN1 peak relative to the PM peak. The highest left turn volume is on the westbound approach in the morning and on southbound approach in the afternoon. The volume of left turns from Hualalai Road into Queen Kaahumanu Highway Extension is very small, 2 in the morning peak and 10 in the afternoon peak. These small volumes indicate the level of difficulty in making this movement and how these turns are easier made at the signal-controlled intersection at the Nani Kailua Drive intersection. The traffic counts at the Kuakini Highway/Hualalai Road intersection show relatively high left turn movements on three of the four approaches: the north bound, south bound and mauka bound approaches. These approaches have leading approach or left turn traffic signal phases. -4- . The State Department of Transportation takes traffic counts every two years at selected roadway sections on Hawaii. Two of these count stations: the Queen Kaahumanu Highway ExtensionlHualalai Road intersection and the Kuakini Highway/Hualalai Road intersection, were at the study intersections. This data shown on Figure 3 gives the historical trend of daily traffic on the roadways. Daily two-way traffic counts for the four approaches of the Kuakini Highway/Hualalai Road intersection from 1992 to 2000 show that traffic volumes have remained relatively level in the eight year time span. The traffic volumes on Queen Kaahumanu Highway from 1994 to 2000 show an annual growth rate of 5% on the south leg and 1 % on the north leg, an average growth rate of 3%. The daily two-way traffic volumes on Hualalai Road have declined 26% in the six year interval. TRAFI=IC FURECAST The proposed project is expected to be occupied by March 2003. ®uring this two and a half year period, ambient traffic on the study area roadways would be expected to increase due to regional growth and new projects in the area. The traffic which would be generated from the proposed project was added to the ambient traffic forecast to obtain the total with project traffic forecast. Ambient Traffic Forecast: A three year forecast period was assumed. The State traffic counts shewn cn Figure 3 indicated that traffic on Queen Kaahumanu Highway Extension has been increasing at about 3% a year, while traffic on Kuakini Highway and Hualalai Road has not increased over the last eight years. Therefore, it was assumed that through traffic volumes on Queen Kaahumanu Highway Extension would increase by 9%. However, existing traffic volumes on Kuakini Highway, Hualalai Road and Nani Kailua Drive would not increase in the three year forecast period. -5- There are two elderly housing projects being constructed on hiualalai Road. The small number of trips which were forecast to be generated by these projects were added to the ambient traffic forecast. The ambient traffic forecast results are summarized on Figure 4, with volumes over five vph rounded to the nearest five. Project Generated Traffic: The traditional procedure of trip generation, distribution, and assignment was used to forecast the number of trips which would be generated by the proposed project, the distribution of these trips, and the specific intersection turning movements which would be utilized. The trip generation step forecasts the volume of vehicle trips which would be generated by the proposed project during the morning and afternoon peak hours. firip generation equations for the proposed project's land use were obtained from the Institute of Transportation Engineers Trig Generation Handbook (Sixth Edition, 1997) to forecast AM and PM peak hour trips. The following non-linear equations for residential condo/townhouse (code 230) were used: AM peak hour - Ln(fij=0.79"Ln(X)+0.298 PM peak hour - Ln(T)-0.827*Ln(X)+0.309 where, T~ volume of peak hour trips generated, and X= number of housing units. The handbook also provides the percentage of inbound and outbound trips in each peak hour. Sased on the 100 proposed condominium units, the proposed project is expected to generate 42 outbound and 9 inbound trips in the morning peak, and 41 inbound and 20 outbound trips in the afternoon peak. -6- The trip distribution step divides the generated trips by directions of travel to/from the project site. As previously discussed, there are three primary directions of travel from the project site: • North to Queen Kaahumanu Highway Extension via Hualalai Road and Nani Kailua Road • South to Queen Kaahumanu Highway Extension via Hualalai Road • Makai to Kailua village via the Kuakini Highway/Hualalai Road intersection The last direction of travel can be further split into north, south and makai directions of travel at the Kuakini Highway/Hualalai Road intersection. Trip distribution factors were developed assuming the same distribution as observed at the study intersection. The trip distribution factors and trip volumes are summarized on Table 1. More than half of the project generated trips were on the makai direction of travel to/from Kailua village. The trip assignment step assigns the distributed trips as turning movements to the study intersections. The results of the trip assignment procedure are graphically shown on Figure 5. The traffic volumes were not rounded. Total Forecast Volumes: The project generated volumes from Figure 5 were added to the ambient traffic forecasts from Figure 4 to obtain the total with project traffic forecasts on Figure 6. The traffic volumes over five vph were rounded to the nearest five. LEVEL OF SERVICE ANALYSIS The concept of level of service is used to quantify the quality of traffic flow on roadway facilities. The Transportation Research Soard has developed procedures to calculate level of service value(s) by measuring traffic volumes against the capacities of -7- ~i N NI ~ O ~I ~ ~ ~ Z_ c I ~ O ~ O ~ ~ QO ~ U1 ~ ~kl ~ OI ti N MI ~ ~ ®I O ~I ° I ~ N N ~ Q ~ *kl N ~I ~ O til r Q ~ ~ o I ~ (OD ~ (D ~ ~ } Q ~kl ~ NI N N ~I M Q Q W I~ o I I.f) In M M CO (D to l!') ~ ~ Q Q L1J ~ ~ ~ ~I N ~I O ~ NI ~ ~ I.L. ~ O t~ ~ ~ ~I ~ ti N N UIO ~I N N ~ I r- ~ =-I ~ N o O~ ~I N N M M O ~ ~ O ~I ~ ~f' ON (O a~~l °~o~ o U ~ ~ ~ c ~ ~ 0 0 ~ ~ .o ~ ~ O ~ ~ O ~ O ~ O ~ ~ ~ ~ ~ ~ Q ~ - 8 - different types of roadway facilities. Their Highway Capacity Manual, Special Report 209 (Third Edition, 1994) describes the varicus procedures developed for freeways. highways, signalized and unsignalized intersections, etc. The procedures used to calculate the levels of service for signalized and unsignalized intersections are summarized in the Appendix. The methodology for signalized intersections calculates the levels of service for individual approaches and the intersection as a whole based on the average stopped delay per vehicle. The results range from level of service A (best with average delays less than five seconds) to F (worst with average delays longer than 60 seconds). Levels of service A to D are considered acceptable in areas like Kailua. Traffic improvements should be considered for level of service E conditions. The descriptions of levels of service for signalized intersections are summarized in the Appendix. The procedure used for an unsignalized intersection calculates levels of service on critical turning movements including outbound movements from the stop-controlled approach, and left turns from the main road to the side road. Levels of service A to E are considered acceptable for unsignalized intersections. Level of service F (with average delays longer than 45 seconds) is considered undesirable for unsignalized intersections and indicates the possible need for mitigaticn. The descriptions of levels of service for unsignalized intersections are summarized in the Appendix. The results of the level of service analyses are summarized on Table 2. Although the Kuakini Highway/Hualalai Road intersection is scheduled to be improved by 2003, the current design was used in the analysis since details of the improvements were not known. Traffic operations at all four study intersections are currently acceptable and are forecast to remain so with full occupancy of the project. -9- l~l Q Q ~ O ~ VJ vJ 00 O U U ~ 1~Ur~ QQ QQ r ~ Q ~ a M ~ Cn ~I O ~c~vQ ~ U U ~ ~Ur~ QQ O cs? ~ ~ Q ~ ~ w ~ ~ ~ ~ ~ o ~ a~°~ ~ U c~a ~ uer~m QQ ~ t ~ Q ~ r~ ~ ® cfl N Q Q J ~ U Q Q ~ N O O ~ ~ Ue CLl ttl Q Q Q Q LL I ~ ~ ~ ~ ~ Q ~ ~ ~ ~ ~ ~ ~ ~ j° Q ~ m ~ ~I u.. cA m Q Q O ~ ~n ~ ~ ~ Q ~ Q ~ ~ o cn o ~ ~ ~ Q o ~ O ~ ~ O ~ ~ ~ ¢ C ~ N vi ~ c' ~ ~ T ~ O ~ U ~ ~ 1.1.1 ~ 11.! 3 O c ~ v ~ t0 U ~ ~ ~ ~ ~ ~ N ~ ~ ~ U fU (n ~ ~ .a7 ~ Cl ~ ~ O ~ E 111 ~ ~ ~ ~ ~ ~ .D O ~ ~ ~ ~ ~ j ~ ~ ~ j., CO ~ fII ~ C ~ N ~ Q 3 ~ ~ j O O to ~ ? cOn ~ U ~ m _ v m ~ ~ N ~ C° ~ X ~ is a~i ~ 'c is ~ ~ cis Q IXQ Q ~ a~i ~ ~ a~iia~~CJ iaZ2 ~ ozS ca ~ ~ ~ ~ ~ ~ ~ ~ cn ~ d ~ ~ C7 = ~ z Q - 10 - . . The signalized intersection at Queen Kaahumanu Highway Extension and Nani Kailua Drive is currently at level of service B in both the morning and afternoon peaks. It is forecast to remain at level of service B with project occupancy in the ,AlV1 peak, but is forecast to change to level of service C with the ambient PM peak conditions. The intersection will remain at level of service C with project occupancy. The signalized intersection at Kuakini Highway and Hualalai Rcad is currently operating at level of service B in the AM and at level of service C in the PNi. It is expected to remain at these levels of service with project occupancy. These two analyses indicates that mitigating measures are not required at both signalized study intersections. The proposed improvements at 'the latter intersection would probably improve the levels of service. The unsignalized intersection at Queen Kaahumanu Highway Extension and Hualalai Road shows a problem on one approach. The outbound (eastbound) left turn movement from Hualalai Road is already at level cr service F. The average delay time in the morning peak is r'erecast to increase from the current 54.5 seconds to 6; .9 seconds with ambient conditions. but will not increase with the project generated traffic. The average delay time in the afternoon peak ~s expected to increase from the current 77.5 seconds to 106.9 seconds with ambient conditions. but will not increase with the project generated traffic. However, this is not expected to be a major problem due to the very small volume of vehicles making this movement. ~s previously noted, using the traffic signal at the Nani Kailua Drive intersection would provide a more prudent alternative to using the movement at level of ser`rice r. The ether two intersection movements, the outbound (eastbound) right turn from Hualalai Road and the northbound left turn from Queen Kaahumanu Highway Extension into Hualalai Road, are forecast to remain at acceptable levels of service. This analysis indicates that mitigating measures are not required at this intersection. -11- All movements at the Hualalai Road/Nani Kailua Drive intersection are forecast to remain at level of service A with project occupancy in both peak hours. This analysis indicates that mitigating measures are not required at this intersection. Also, both movements at the project driveway access with Hualalai Road are forecast to be at level of service A with full occupancy. This analysis indicates that a left turn lane on the northbound approach of Hualalai Road is not required for the first phase. Also, the project driveway can initially have just one outbound lane for the first project phase. CONCLUSIONS The first phase of the proposed project is not expected to have an adverse traffic impact on the local Kona roadway network. Traffic levels of service are expected to remain acceptable for all but one traffic movement, for which there is a more prudent alternative route. The project driveway can initially have just one outbound lane and a left turn lane on the northbound approach of Hualalai Road is not required. -12- . K i a~' N DLO / hON~a I--;LIGrTS ~loh~ l~orra rtcr,~ _ N a n i ~ail~,~2 1 1 ~.~r 1 ~ ! ~ ~ 4e'~~' Si. University of KAILU~ VI~.W tie rations LST:~Ti?S ~~napuie Vin; cam,. St_ - xo~.a KILLC~LST ~s' Q ~ ~ c ~ = F1Gl.9FZ~ 1 ~ ~I1"~ 1~00d~~lON 'S%' s~ ~N ~ J°'y R0~4~UVe4°f IV~T'`WOf26°~ ALI`I Ka=~`~me~''° T Studylnterse~tions J ~n o `n u~ rn i i t ~ oz ~ z ; o~ ~3 ono so M i~ M ~ i 25 ' ~ ~ 20 ~ r 4 5 ~ 65 ' ~ ~ 3 ® 45 ~ i 135 ~ s, ~ ° 145 ~ i s ~ ~ 15 ~ ~ ~ ~ ~ ~ ~ ~ 25 " ~ ~ r- 160 20 + ~ 5 5 ' a ' c~ ~ ~ 155 ti ; ; ~n O ~n M M ~D ~ N P-+ ° ~ rn 00 ~ 1 s'ij Oj a~ ~ i5 ~ac 3 o ~n .n ~ oo N O ~ `A 25 - 4 0 ~ ~ 30 i ~ 3 °r 20 ~ 115 • . ` s, 0 0 0 6 5 i ` S1, 6' cn ~ .o t a 40 ~ ou,o 55 ~ N O f~ - e• _ r ~ ; 215 3 0 c+~ 6 5 -,y ' j r ~ 175 ~ ~ o .r, c N N ~ N 24 H®UR TW® WAY TRAFFIC V®LUMs=S GaUEEN KAAHUMANU HUALALAI YEAR KUAKINI HIGHWAY HUALALAI ROA® HIGHWAY EXT. I ROA® NORTH SOUTH EAST WEST SOUTH NORTH j WEST 1992 22022 10281 8660 9952 1994 21360 11930 6996 7781 20301 20043 2874 1996 18129 10848 4856 8105 23201 21371 2875 1998 20254 10436 4884 8016 23752 22027 1079 2000 21702 8345 6631 8890 26278 21887 2116 i KUAI~INI ~iIGH11VAY ANt~ HUALALAI R®A~ { 25000 Kuakini { hwynorth I Ieg V 20000 b% ~ kuakini hwy t~ south leg ~ 15000 , ~ ~ 10000 ;-~--huafalai rd ~ > east leg ~ 5000 hualalai rd 0 west leg i 1992 1994 1996 1998 2000 YEAR ' { QUEEN KAAHUMANU HWY ~XT AN® HUALALAi R® i 30000 QKHE south leg ca 25000 ~ , ~ 20000 - QKHE ~ ~ north leg ~ 15000 ' ~ ® 10000 ----~-Hualalai I c~v 5000 Rd west leg i 0 1994 1996 1998 2000 YEAR { FIGUFt~ 3 ~IISTORICAL TI~EN® IN DAILY TRAFFIC VOLUMES . . 0 0 o T ~I 3 ~ pZ Z O u'i ~n ~ ~ ~3 o~r,c - 1 25 20 c~ / ' ~ 45 ~ ~ 70 ' ~ ~ f 3 -._._i 50 ~ 135 ~ N 160 ~ S` ~ o, ~ u-~ 15 ~ u, ~ ~ ~ 25 ~ / ! 1 r- 160 25 ~ < + ~ 6 0 ~ 160 ` ~ ~ ~ ~n o ~n s ~ .c ~ N ~ C~ ~ Y ~ ~ s.~ OI { O cr, o ~a ~ ~ ~ ~ O ~n ~n ~T u'1 N ~ ~ C ~ 25 ~"R 40 ~ ~ i . r- 85 ~ ~ ~ 30 ~ 3 20 amp R ~ 4 0 ~ ,Dew ~n ~n o 5 5 ~j r, ~ ~ ~ ~ ° { 215 3 5 , 65- - ~ 18 0 ~ ~n u, c 0p N N ~7 N N Z ~ ~ ~ 1 w~ n M ~ N ~ i ~ ~ CV , u'1 ! N ~ N N t N ~ a~ 1 ~N N O~ ; u'ti ~ 1 M ~ ~ ~ ~ f- ~ ~ ~ ' ~ \ N ° I cal O .se ~ ~ ~ N 1 i ~ ~ ~ M n "i C ~ ~ ~ 0 0 ~ v-, o ~ c ~v ~ S ~ ~g- ~ o ~ ~f / ~ 1 ,1 s o~ ~ ~ o ~n o r1 ~!'1 c'1 rn 25 ~ - 20 t~ ~ ' r- 5 5 ~ ~ 160 ~ s' N ~ ~ o ~r, ~n ~ ~ ~ ~y 15 u~ ~o ~ ~ 2 5 `O ~ t r ~ 160 25 ~ ~ 175 i I ~ u~ O ~n ~ c*i .o t--~ N ~-f ~ o u-i o, rn i i g~ ~ o s r ~ ~ s ti~ 'i s a~~ O m .S~6Y o ~ j i ~ ~ 6~ O ~ N ~ SO ~ ~ 25 ` ~s 4 0 tt3 r ' 9 0 r ~ 3 0 ~ , 1 ~ 15 ~.®,r 20--x- ~ j ~ 115 ` p o°, ° ~°o ' 75 ~ ~ I j ~f~~f ~ r, _ . ~ k._-_-_ 40 ~ 60 ~ ~ ~ a~ t 215 3 5 -....ter ~ ~ t~ 70 ~ ~ 185 m--~ j ~n ~n o O~ N N ~ ~ N APPEtV®OX A T~~~IC °TIJRIV9NC IVY®VENI~NT COUNT TI~FFIC TURNING M®VEMENT COUNT University of the Nations Queen Kaahumanu Highway/ Nani Kailua Drive LOCATION: Nani Kailua Drive 7 8 9 ~ DATE: October 24, 2000, fiuesday ~ To Mountain TIME: 6:30a-8:30a/3:30p-5:30p v WEATHER: 1 10 RECORDER: 2 11 3 ---v v--- 12 Queen Kaahumanu " Highway To Ocean 4 5 6 v Nani Kailua Drive TIME MOVEMENT NUMBER PERIOD 1 2 3 4 5 6 7 8 9 10 11 12 OTAL 6:30-6:45 5 77 3 5 6 0 29 4 5 5 204 3 346 6:45-7:00 19 109 9 10 3 5 16 7 6 3 208 5 400 7:00-7:15 7 131 5 5 1 3 25 7 10 5 203 2 404 7:15-7:30 17 149 9 10 7 3 44 17 21 7 305 9 598 7:30-7:45 9 205 2 12 4 9 40 8 25 3 186 7 510 7:45-8:00 15 116 13 16 5 9 29 12 9 10 184 4 422 8:00-8:15 5 138 19 7 2 4 33 7 9 9 202 8 443 8:15-8:30 9 130 15 11 2 4 19 10 5 4 158 3 370 6:30-8:30 86 1055 75 76 30 37 235 72 90 46 1650 41 3493 7:15-8:15 46 608 43 45 18 25 146 44 64 29 877 28 1973 6:30-7:30 48 466 26 30 17 11 114 35 42 20 920 19 1748 3:30-3:45 35 240 23 18 7 6 23 9 14 6 191 6 578 3:45-4:00 32 212 12 19 8 8 20 8 7 11 199 13 549 4:00-4:15 20 201 25 20 2 13 12 5 2 6 175 6 487 4:15-4:30 31 227 25 21 10 4 13 4 6 8 190 4 543 4:30-4:45 30 238 11 27 7 8 21 3 14 12 204 8 583 4:45-5:00 25 205 13 24 8 7 24 8 5 13 208 7 547 5:00-5:15 36 234 22 12 13 6 9 3 3 5 183 7 533 5:15-5:30 37 184 17 6 13 6 18 8 7 13 139 8 456 3:30-5:30 246 1741 148 147 68 58 140 48 58 74 1489 59 4276 4:15-5:15 122 904 71 84 38 25 67 18 28 38 785 26 2206 3:30-4:30 118 880 85 78 27 31 68 26 29 31 755 29 2157 TI~aFPIC TURNING 1111110VEIVI~NT COUNT' University of the Nations LOCATION: Kuakini Highway/Hualalai Road oval 7 8 9 DATE: August 1.2000, Tuesday Bwlding TIME: 6:30a-8:30a/3:30p-5:30p v WEATHER: 1 10 RECORDER: Kuakini 2 11 Highway 3 ---v v--- 12 ^ Sank ~ ~ ~ Service 4 5 6 Station Hualalai Road TIME MOVEMENT NUMBER PERIOD 1 2 3 4 5 6 7 8 9 10 11 12MTOTAL 6:30-6:45 6 18 23 19 6 2 13 11 3 10 14 15 140 6:45-7:00 15 34 32 29 2 0 12 7 1 25 26 7 190 7:00-7:15 14 41 33 31 3 2 25 8 4 39 27 12 239 7:15-7:30 23 39 33 41 10 2 16 6 6 21 31 23 251 7:30-7:45 26 62 38 31 7 4 37 14 4 34 48 26 331 7:45-8:00 39 72 52 39 5 2 48 16 12 49 68 39 441 8:00-8:15 24 47 36 45 5 5 41 19 3 38 46 25 334 8:15-8:30 47 56 37 46 7 5 29 8 3 35 48 43 364 6:30-8:30 194 369 284 281 45 22 221 89 36 251 308 190 2290 7:30-8:30 136 237 163 161 24 16 155 57 22 156 210 133 1470 6:30-7:30 58 132 121 120 21 6 66 32 14 95 98 57 820 3:30-3:45 44 112 57 58 18 8 47 16 15 52 104 43 574 3:45-4:00 48 100 61 46 13 14 28 11 9 39 53 34 456 4:00-4:15 49 112 65 57 11 5 45 21 6 43 68 34 516 4:15-4:30 38 101 37 53 13 11 53 15 2 46 96 47 512 4:30-4:45 27 114 52 45 13 10 32 7 1 30 56 14 401 4:45-5:00 39 92 54 53 19 6 34 6 9 44 73 35 464 5:00-5:15 27 113 55 49 12 7 37 6 14 38 75 27 460 5:15-5:30 32 113 67 38 14 6 38 7 9 53 91 26 494 3:30-5:30 304 857 448 399 113 67 314 89 65 345 616 260 3877 3:30-4:30 179 425 220 214 55 38 173 63 32 180 321 158 2058 4:30-5:30 125 432 228 185 58 29 141 26 33 165 295 102 1819 i TRAFFIC TURNING MOVEMENT COUNT University ®f the Nati®ns Queen Kaahumanu ~iighway Queen Kaahumanu Highway/ 1-----> <-----6 LOCATION: Hualalai Road 2-----v v-----5 DATE: October 24, 2000. Tuesday TIME: 6:30a-8:30a/3:30p-5:30p ~ ~ WEATHER: To Waimea 3 4 To Keaunou RECORDER: t-Iualalai Road TIME MOVEMENT NUMBER PERIOD 1 2 3 4 5 6 TOTAL 6:30-6:45 132 0 0 8 14 285 439 6:45-7:00 126 0 0 3 11 180 320 7:00-7:15 166 0 0 4 27 242 439 7:15-7:30 152 1 1 6 17 214 391 7:30-7:45 224 1 1 8 49 247 530 7:45-8:00 148 3 0 1 56 252 460 8:00-8:15 147 1 0 7 31 204 390 8:15-8:30 119 0 0 4 17 124 264 6:30-8:30 1214 6 2 41 222 1748 3233 7:00-8:00 690 5 2 19 149 955 1820 3:30-3:45 291 2 2 18 20 245 578 3:45-4:00 220 1 1 7 25 211 465 4:00-4:15 224 0 3 7 28 187 449 4:15-4:30 238 0 2 12 17 221 490 4:30-4:45 293 1 2 9 22 246 573 4:45-5:00 211 2 2 17 17 175 424 5:00-5:15 282 0 0 14 24 207 52 7 5:15-5:30 131 0 0 12 13 101 257 3:30-5:30 1890 6 12 96 166 1593 3763 4:15-5:15 1024 3 6 52 80 849 2014 TRAFFIC fiURNING M®VEMENT COUNT Univo~rsity of the Nations Nani Kailua Drive 3 4 LOCATION: ~iualalai Road/Nani Kailua Drive To Waimea ~ ~ To Keaunou DATE: October 24, 2000, Tuesday TIME: 6:30a-8:30a/3:30p-5:30p 2-----^ ^-----5 W EATf~ E R: 1-----> <-----6 RECORDER: hiualalai Road TIME MOVEMENT NUM6ER PERIOD 1 2 3 4 5 6 TOTAL 6:30-6:45 7 7 11 0 0 6 31 6:45-7:00 6 9 15 0 0 13 43 7:00-7:15 8 6 14 0 0 17 45 7:15-7:30 12 16 24 0 0 22 74 7:30-7:45 17 11 29 1 1 37 96 7:45-8:00 4 17 41 1 3 40 106 ' 8:00-8:15 10 14 30 1 1 42 98 8:15-8:30 16 15 35 0 0 22 88 6:30-8:30 80 95 199 3 5 199 581 7:30-8:30 47 57 135 3 5 141 388 3:30-3:45 30 33 21 0 0 17 101 3:45-4:00 17 26 30 0 0 28 101 4:00-4:15 33 25 39 2 0 29 128 4:15-4:30 16 32 23 1 0 19 91 4:30-4:45 18 34 19 0 0 21 92 4:45-5:00 27 25 21 2 1 19 95 5:00-5:15 30 27 26 0 1 16 100 5:15-5:30 21 32 26 0 2 23 104 3:30-5:30 192 234 205 5 4 172 812 3:30-4:30 96 116 113 3 0 93 421 . ~PP~dVDI~ ~ ~~5~'f~CT OF lVdE°d=di~~®~.~(aY d=~~ Tt~ ~e4PAC1°fl( ~,dVAd~~'SdS ~~d~ Sdf3dV~l~d~ds[3 ~N~ UdVSIt~NA~I~~~ dfVl°~RS~CTd~dVS ~~S°~C°i` ~A~°~H~~®L~GY T~#~ CA~AC~TY ANALYSIS F~~ SBGN~eL~Z~~ fNT~~S~~~TI®NS . . AI3ST~CT ®F 14AETI~tO®OL®GY f®r the LEVEL ®F SERVICE ~,NALYSIS ®F ~IGNALIZIE~ INTEF~SECTIONS very complex methodology is used to determine the capacity and level of service of signalized signals. The procedure is divided into the five modules shown on Figure 9-3. The input data required for the analysis is shown on Figure 9-4. The level of service criteria is shown below: LEVEL OF SERVICE (LOS) CRITERIA FOR SIGNALIZE) INTERSECTIONS Level of Service Stopped Delay Fer Vehicle (Seconds) A < 5.0 S 5.1 to 1 5.0 C 15.1 to 25.0 ® 25.1 to 40.0 E 40.1 to 60.0 F > 60.0 1. INPUT MODULE . GeomeVic conditions . Traffic conditions . Signalization conditions 2. VOLUME ADJUSTMENT MODULE 3. SATURATION FLOW RATE MODULE . Peak-hour factor .Ideal saturation flow rate . Establish lane groups .Adjustments . Assign volumes to lane groups 4. CAPACITY ANALYSIS MODULE . Compute lane group capacities . Compute lane group v/c ratios . Aggregate results s..~ 5. LEVEL OF SERVICE MODULE . Compute lane group delays . Aggregate delays . Determine levels of service Figure 9-3. Operationa: analysis procedure. 7 TYPE OF CQNDITION PARAMETER Y e L G®oan®trie conditions Area Type C3D, Omer Number of Lanes N Average Lane Vl~dtns, h. W' Grades, % P'~, Existence of ExcluLVe lT a RT Lanes None Length of Storage Bay, LT or R' Lane L, Parting Conditions Yes, No Tro~c conditions Volumes by Movement, vbn V Ideal Sawration Plow Rate by Mov't, pcpngpi ~ PeaK nbur PaC.or ~~iF .°erCent Heavy VeniOtS 9`oiiV Conflinmg Pedestrian Flow Rate. pedslhr aEDS local 9uses Stopping in Intersection N, Parting Activity, p~cg marxuvervhr N_ Arrival Type (1-6) AT Proportion tlf VentCles Arriving on Green P Signalisction conditions Cycle length, x; C Green ; .me. x: Yellow cnanoe interval v All•retl clearance interval AR Actuatetl w Pretimed Operation A or P Pedestrian Push•Button% Yes. No Minimum Pedestrian Green G, Phax Pian None Figure 9-4. Input data needs Jor each analysis lane group. 3. A~STi~C~ C31~ IIAIQT'FI~®Ql.®(~Y THE CAPl~CI~ ~iN.4~YSIS ~~R UNSI~N~~IZE® IIVT~R~~~`TI®N~ ABSTRACT OP METRO®OLOGY for the LEVEL. O~ SERVICE ANALYSIS OP UNS{GNALI~EI~ INTEI-~SECTIONS This abstract summarizes the procedures for analyzing the cacacitles c. unsignalized intersections. These procedures are described in the Hiahwav Cacacity Manual. SDeClai Reocr 299 (Third ~ditlcn, 1994; by the Trans;:c~ :anon Research Board (TRB). This manual "is a collecticn cf techniques fcr estimating highway capacity that have been judged, thrcugh consensus, as the 'test available at the time cf publication." This manual dces net set legal standards for highway design but the prccedures have become widely accepted and used in the traffic engineering prctessicn. The CcpaC~ty analysis procedure IS based cr, a German ~Tiet~ cd Crlglraily published in 1972 ar~d transiaied in 19r~, are mcdified fcr U. S. ccnditicns by the T RB in 1985, and new data reflected in 199. it is intended fcr ANC-wav STOP- and YIELD-ccraroiled intersection and calculates the capacities of mCVement5 WhICh CrOSS Cf turn through the TcICr trafflC Stream. T~ e C2pcC;t;! Cf each mOVement IS base'. Cn t`NC faC:CrS: the gap CISIrICUtICn in CCnfIIC~ing ;raffiC Streams and the gap acceptance behaVlGr CT drl`Ions at SuC~ l Ir~terSeCtlCnS. The basic steps in methodclcgy are as fcilcws: 1) Define intersecticn gecmetri and traffic volumes. 2) Determine the "conflicting ccnfiicts" through which evert mircr street movement and major street left Turn must cross. 3} Determine the size cf the gap in the ccnflicting stream needed by vehicles in each movement crossing a ccnflicting tragic strum. ~j Determine the CapaCliy Ci the Caps .r. the ~maJCr traffic Strecri i C accommodate each of the subject movements :hat will utilize :hose gaps. 5) Adjust the capacities to account for impedance and the use of shared lanes. 6) Estimate average delay and determine lave! of service for each movement. Tables and charts, as well as computer programs, have been develcped to facilitate using this methodology. INTERSECTION DATA Key geometric factors include: number and use of lanes, channelization, percent grade, curb radii and approach angle, and sight distances. One hour volumes are specified by movement and converted to passenger cars per hour using the passenger car equivalents in TABLE 10-1. Twaa.w 10-1. PASSENGER-Cax EQtzvAa.EN-rs FoR TGVSC INTERSECY°IONS GRADE pa) TYPE OF -+EHICLE ~ 0 +Z ~otor~ycl~ 0.3 o.a o.s o.s o. Passenger Cars 0.8 0.9 1.0 1Z 1.4 SlilRVs' lA 1.2 1.5 2.0 3.0 Combination Vehicles' 1.2 1.~ 2.0 3.0 6.0 Ail Vehucles` 0.9 1.0 1.1 1.4 1.7 • Single-unit trucks and recteatiotaal vanities. laciudes tractor-trailer combinations and buses. If vehicle comQosition is unknown.:hese values may be used as as acorozi- madon. CONFLICTING TRAFFIC The conflicting movements and turning movement faces is summarized on Figures 10-3(a) and 10-3(b). The right turn movement from the minor street faces the least number of conflicting movements, the left turn movement from the minor street the most. UNSIGNA,LIZED L`7TERSECTIONS Ia' - - , Subject NloveYraent Conflicting'Trat~c, Vc.a Illustration v, 1. RIGHT TURN from minor street 1!2(VS) V. ~ ! ~v, (Vc.9) V9 2. LEFT TURN y~ from major street V• + V3 ~ ' - v2 (Vc,a) ~ v' ~ 9 y6 5 ~J~ 3. TI€ROUGH I~IOVE:1~tENT i 1/2(V, ~ + V. + V, from minor street ~ +V6 V5 + V, v2 (uc.8) ~ y~ i i I ~ ~ yg 1 V. 4. LEFT TURN +1i2(V6) + VS + V, from minor street i ( n _ (Vc.?) ~ ~~V~ i i ~ - ~ O Where aright-cum lane is provided on major street, and/or where V3 is STOP-/YIELD-controlled, eliminate V} ~ VZ includes only the volume in the right hand lane. ~ Where the right-turn is STOP- orYIELD-controlled. eliminate V3 , V6 ~ Vi2 should be eliminated on multi-lane major streeu. ~i Where aright-turn lane is provided on major street, and/or where V6 is STOP-YIELD-controlled, and/or on multi-lane major streets, eliminate V6 Figure 10-3(a). Definition and computation of contlic:ing rraj}'tc volumes for two minor approaches. lab uR>3,~.~ sr2>rETs i i Suoject iviovement ~ Conflicting Traffic, Vc,z j Illustration ~ I 5. RIGHT TURN ~ ~ ~ v,2 Vg ~ from minor street i 112(V~) +VS , i (V c ~ 12) i V ~--s°®---~ i s ' i ~ v~ 6. LEFT TURN ~ from major street I VS + V6~ v, (uc.l) I ! v. ~ ~ I ~ V'~ ~ I j ~ 7. THROUGH MOVEMENT I/Z(V6)~' + VS _ V, from minor street I +V, + V, + V, ~~v (vC. 1 1) i i ~ V, V5 S v, I ~ ~ o i i 8. LEFT TURN ~ + 1/21V,~ + V, + V, j v. v from minor street I + I/~( V9+ V9~) ~ v'-.-m~~v, ~°v~ I 9 ! i 1J~ I I ~ Where aright-turn lane is provided on major street. and/or where V5 is STOP-/YIELD-controlled, criminate V5 VS includes only the volume :n the right hand Lane. .e~ Where the right-turn is STOP- or YIELD-controlled. eliminate V6 , V3 ~ Vq should be e]iminated on multi-lane major streets. Where aright-turn ]ane is provided on major street. and/or where V3 is STOP-/YIELD-convoiled. and/or multi-lane streets, eliminate V3 Figure 10-j(b). Delinitton and computation of conjlic:ing rrat,~tc volumes for two minor approaches. CRITICAL GAP SIZE. 'The 'critical gap' is defined as the median time headway between two successive vehicles in the major traffic stream that is accepted by drivers in a subject movement that must cross and/or emerge with the major street traffic." It is dependent upon a number of factors, including: 1) The type of maneuver being executed. 2) STOP or YIELC sign control. 3) The average running speed on the major street. 4) The number of lanes on the major street. 5) The geometries and environmental conditions at the intersection. The value of the critical gap is selected from TAE~LE 10-2. The basic critical gap is selected and adjustments and modifications made. Twsa.x 10-2. Cxrrlcaa. GAPS tr nND ~oLt,ow-UP 'Ih+~s r~ Fox 'I'WSC IN~rsxsacnorrs CRYTIC.V. GAP t~ TWO-LANE FOUR-LANE MAJOR MAJOR FOLLOW-tJP VEHICLE MA.YELJVER ROAD ROAD TLS t~ (SEC) Left turn, major street 5.0 5.~ 2.1 Right turn, minor street 5.5 5.5 ''-•6 Through ttai$c, minor street 6.0 6.5 3.3 Lefr turn, minor stttxe 6.5 7.0 3.~ Nora: 'Ihe critical gap and follow-un ume values presented is this table rerlect daw obtained on roadways where the average approach speed of the major street through vehicles approximated 30 mph. In cues where no better data are available, these same values may be used to approximate r, and t, for roadways with approach speeds other than ?0 mph. POTENTIAL CAPACITY FOR MOVEMENT °The potential capacity is defined as the 'ideal' capacity for a specific movement," and is selected from Figures 10-4 and 10-5. It is based on the conflicting traffic volume and movement type. The result is read in passenger cars per hour. 5. 1800 1600 - I ~ ~ 1400 1 - U ~ i 1200 ~ i U 1000 . ~ i c3 800 - 9 U r ^ ~ ~ 600 ti 'O - a~ ~ oo ~ 400 ' ,y. - 'O. 200 ~ I 0 , 0 500 1000 1500 2000 2500 3000 Conflicting Volurile V~•X Figure 10-4. Potential capacity based on conflicting volume and movement type (two-lane roadways). 1800 1600 ~ 1400 -----I v _ - 1200 ; ~ i ~ looo _ ~ ~ I ~ 1 c~ 800 ~ U 9~ ~ i ~ 600 I ~ ~ r ~ y~''~ ~ 400 ~T - M,~ 1 200 °l ~ ' i 0 0 500 1000 1500 2000 2500 3000 Conflicting Volume V~,X Figure 10-5. Potential capacity based on conflicting volume and movement type (four-lane roadways). 6. 1MF'~DANCF EFFECTS The methodology assumes that vehicles use gaps at an unsignalized intersection in a prioritized manner. Thus, when traffic becomes congested in a high-priority movement, it can reduce the potential capacity of lower priority traffic movements. Given the priority of gap usage: 1) Left turn from the major street impede both through movements and left turns from the minor street. 2) Through movements from the minor streets impede left turns from the minor street. The impact of impedance is addressed by multiplying the potential capacity of a movement by a series of impedance factors for each higher priority impeding movement. Impedance factors are derived using Figure 10-C. SHARED L.sANE CAPACITY The methodology has assumed to this point that each minor street movements has an exclusive lane. In reality, most minor street approaches have two or three movements sharing one lane. An equations used to compute the capacity of the shared lane. LEVEL. OF SERVICE CRITERIA The above computations yield a capacity solution for each lane in the minor street approaches and for left turn movements from the major streets. The movement capacity and conflicting volumes for each movement are used to calculate the average total delay (seconds/vehicle) per Figure 10-7. The level of service based on the average total delay is summarized on Table 10-3. 7. 0.9 0.8 ~ I ~ 07 o.s ~ o.s ~ I I 0.3 0.2 0.1 0 0 0.1 0.2 0.3 0.~4 0.5 0.6 0.7 0.8 0.9 1 p~~ ~ ~Po.~)~~o,j) _ F. figure 10-6. Adjustmeru to the major left, minor through imped- ance factor (2). 45 i I~ 40 v ~ 35 ~ r ~ u i rr r , - u ` ~ ! c ~ E U i V i U ~ U I U U U ~ i ~ ! v 30 ~ I ' I ~ I ~I ~ 25 ~ i + ~ ! ~ cs 20 i ~ I ~ ~ o ~ i m 15 , > 10 Q ~ 5 0 I, 0 200 400 600 B00 1000 1200 1400 1600 1800 Movement Volume, vph Figure 10-7. Average total delay based on conflicting volume and movement capacity (IS-min analysis period). 8. 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MINUTES OF TI3E MEETING OF TI3E KAII.UA VILLAGE DESIGN COMMISSION MEETING DATE: TUESDAY, MAItCii 19, 2002 TIlViE: 5:00 PM LOCATION: TI-IE MAYORS OFFICE CONGEItENCE ROOM, SUITE 103 IJANAMA PLACE OFFICE EUIL,DING IN KAII.UA VILLAGE I. tlsID1VI~TIST~~'IVE 1~A`i`fiERS A. KOLL CALL 1. Members Present: Garrett Webb (Chairman), Fanny AuHoy, Kevin Seiter, Angel I'ilago, Jay Manson, Robin Hurlbut, and Paul Eleck. 2. Members Not in Attendance: iSonald Aronson and Robert Triantos. 3. Others Present and Signed-in: Gretchen Lambeth, Nhan Nguyen, Dave Lomas, Mark Spengler, David Triplett, Gary Kussen, David Doss, Lee Goehner, and 1 person unidentified. ~b. StaffPresent: Daryn Arai and Norren Kato. Chairman Webb deten~nined that there was quorum and called the meeting- to order. Chairman Webb deferred the Administrative Matters be till the end of the meeting. II. ®I~ 1~iJSI1vESS None IIL NEW ~ITSINESS 1. review .and Rec®gnrraendation f®a~ the neov Tes®a°o Hae~+aii gas stati®~a. t~pplicant: ~'esoro Hawaii Corp®rati®n9 Lind®vvner: Wal~nart St®re Inc., 'I`AZK: 7-5-004:043, located on the c®rrser oaf ar~n Kaahaarnareu Highavay and Rarity Street within a P®rti®n oI'the Waltnart parl~iaag 1®to . ~ta~PresentatlOn Proposed project is located in a corner of the existing parking lot for Walmart. The existing parking is sufficient such that the reduction of parking spaces for needed for the gas station will not affect Walmarts required number of parking spaces. Current zoning of the parcel is CG-20. Commissioner Seiter inquired whether the signs for the project complied with Kailua Village Design District sign requirements. Staff responded that it did not. Commissioner Seiter asked if the applicants were aware of this and Staff indicated that they were aware of the signs non-compliance. EXI~II~IT D Commissioner fleck asked if the gas station use was anticipated at the time Walmart was approved. Staff indicated that the use was not considered. Commissioner Webb asked to be shown where in the Kailua Village Design District the project was to take place. Staff indicated the location on a map. Commissioner Seiter asked if access was to be through a new driveway. Staffindicated that the plans show the access through the existing driveway. Commissioner Seiter also inquired as to whether any traflac studies had been done for this particular gas station. Staffsndacated that a traffic study had been done for Crossroads Shopping Center but not for this particular gas station. Coananissioner Seiter then explained that he wanted to gauge the cumulative impact that all this development would have on the traffic congestion on 1°ienry Street and noted that the intersection of I-Ienry Street and queen Kaahumanu I-Iighway was a sensitive and dangerous intersection. Commissioner Au]EIoy asked if the Commission could ask for a traffic study. Staff responded that the Commission could make the request a part of their recommendation. Commissioner Seiter inquired as to the impact that Lowes would have on the traffic when that project was completed. Staf~°indicated that Loaves was outside the jurisdiction of the Kailua Village Design Commission, however a revised ~raf~ac Impact Assessment Report (TIAIt) was requested by the Planning Department. In response to concerns expressed by the residents ofthe nearby 1Vlalealani Gardens. Commissioner Seiter then reiterated that the applicants proposal does not show how this cumulatively affects their community. Commissioner Ranson inquired as to whether the County did traffec studies. Staff responded that applicants and developers conduct the studies. Upon completion, the stud'aes are reviewed and approved by the County's Department of Public Works. Commissioner Ranson then recommended that the County look into developing a dynamic traffic model that will predict the probable impact to traffic circulation. Staff stated that they would bring that up with the Director and coordinate with the Department of Public Works. Commissioner Seiter stated that the Commission should be approving projects that set examples for other developers to follow. Applicants Presentation Applicant briefly went over the portions of the project that was not covered by staffl s presentation or questions to staff Commissioner Webb wanted to know how the applicant expected the traffic to flow through the parking lot. T°he applicant briefly went over the expected traffic pattern. Commissioner Pilago asked the applicant how many customers are expected at this station. °The applicant stated that most of the customers are expected to be Walmart 2 customers. They also stated that this type of project doesn't generate more traffic. Rather, it takes advantage of the existing traffic visiting Walmart and at the Intersection of Henry street and Queen Rapiolani Highway. Commissioner Pilago reiterated his question (how many customers are expected in a 24-hour period) and the applicants did not have an answer. Applicant confirmed a question by Commissioner Seiter if the proposed gas station was going to be open 24 hours a day. In response to a question by Commissioner Pilago, the applicant stated that they had not conducted a survey in the community to see if this was a viable business. Commissioner AuHoy asked how many pumps there were and if any study had been done to see of the community~wanted. the station there. The applicant responded that there were four pumps and that a study had not been done. In addition they added that the retaining wall would block out much of the project from Queen I~aahumanu Highway. The applicants also stated that this particular location on the parcel is not their ideal location, However, Walmart insf sts that they locate in this area. Commissioner Auhoy asked why a convenience store was necessary since Walmart was in the same location. 'They responded by saying that a staf~°person needed to attend the pumps. Con~nissioner Seiter asked if the signs shown on the plans complied with ~ailua Village Design IJistrict. The applicant said no. However, they will request a variance. Commissioner Seiter added that the Commission would not support a sign.variance. Commissioner Hurlbut asked why anon-conforming sign vies necessary if tlae station was to primarily service Walrnart customers, who would already know that the gas station was there because they are already there to shop at Walmart. 'The applicant stated that the size of the sign is necessary for doing- business. In addition Commissioner Hurlbut wanted to know who dictates the hours of operation for the gas station and if the hours could be reduced. `The applicant stated-that Tesoro dictated the hours of operation and that 'Tesoro would not build a gas station in the location if it could not be open 24- hours aday. Commissioner Pilago stated that the "piggy back clustering" of development needed to stop. This type of development doesn't help the village charactee of ICailua. Furthermore, future applicants should think about this before presenting a project before aboard charged with preserving the village character of Kailua. Commissioner 13leck wanted to know how the applicant would mitigate the light pollution that would come from the project. The applicant stated that they would use recessed lighting to minimize the impact of the light but still be bright enough not to sacrifice safety. 'The applicant added that Walmart was limiting the amount of landscaping that could be done. C®mmissioner 131eck added that if the landscaping along the roads was increased then the impact of the lights would be further minimized. 3 Furthermore, the architecture could be improved to add a pitched roof and natural materials rather than its current sterile appearance. Commissioner Aul~oy asked if there was a study of gas stations in general for the area. Applicants stated that there was no study. Commissioner Pilago asked if Tesoro had assessed their competition in the area. The applicant state that they know their competition and where they are located. Public Testir~ronv Dave laoss stated that impacts to view plane could be minimized if the station were moved to Tesoro's preferred location. Gretchen Lambeth commented that because of the elevation of the project above Queen Kaahumanu highway, the light from the project would be like a beacon. In addition, Walmart's parking lot is empty late at night asad that they should look at reducing the hours of operation. Action Commissioner Seiter moved to send an unfavorable recommendation of the. plans for the proposed gas station to the Planning Department. Commissioner Pilago seconded this motion. 'The motion passed with 6 aye (Commissioner Webb abstaining) and no nay votes. ~ ~ . 2. State Land 17se ~®undary Anaendas~ent applicani®n (SLU 02-003) fr®m A~ricaglteare t® Urbana and Change ®f Z®ne applicati®n 02-005) fr®m ~sgriculture (A-la) t® lO~Iultiple-~aaaflily sidential (-4) f®r 4.79 acres ®f land, Applicant: 13 ®f 1~ ~enc®rp, Land®~erner: U of liT ~enc®rp, f: 7-5-010: P®r ~ ®f ~6 f®rmerly 7-5-017: 007,1®cated appr®zinaately 200 miles southeast ®f Kailua-I~®na, ®aa t1a~ westerly sick ®f ~aaalaiai I2®ad, appr®xiiaaately 200 feet as®rtla ®f the intersecti®n ®f ~ualalai itoad and the Queen ICaahuananu Uighway. Staff Presentation Staf~f'gave a brief presentation on the location and existing zoning. They also briefly went over the background of the request and the history of the project because portions of the project had come before the I~VDC before. Commissioner Tlanson commented that he had concerns about the project because of the cumulative impact of the addition of additional units to the project without. increasing or adjusting the access onto 1"iualalai Road. Staff indicated that a revised 'TIAR was prepared as part of the Change of done and State Land Use Boundary Amendment application. Commissioner I-iurlbut asked if the T'IAR was for the whole project and staff answered that it was. Aopiicanlts Presentation Representatives of the applicants gave an overview of the proposed project. Commissioner Seater asked about the view of the project from the road and the "concrete canyon" efl`ect. The applicants responded that they tried to minimize this by not building to the maximum density afllowed. Commissioner ~uHoy asked if the project was in the VVaiaha ahupua'- a and if it was in the Mood zone of the alaupua'a, The applicants indicated that it was in the ahupua'a and that it was not in the flood zone. Commissioner AuHay then asked what xeriscape was and it was explained as the use of plants in landscaping that do not require much water to flourish. Coag~missioner Seiter wanted to know if the project was in the SMA. Staff explained that the SM~. ended at I~uakini Highway and that the project was mauka of that line. Commissioner Seiter then inquired hodv many total units and cars the project would have at the end of construction. The applicant replied 103 units with two parking spaces for each~unit. Commissioner Seiter stated that 8his was a lot of traflflc to pour into one access point and stated that he wanted a condition requiring an investigation into alternative access points for the project. Mr. Dave Ross (project engineer) was called upon to give a summary and explanation of the TI~1R. Commissioner Aulioy asked what impact the project would have on Queen I~aahumanu Highway. Mr. Ross briefly went over the options commuters would have for exiting the project and referred to some of the findings ®f the TIAR but also stated that a traflec analysis of Queen Kaahumanu Highway-was out of the scope of the project. Comriiissioner ~uHoy then asked to have the I~uakini Udall identified on the map for her. It was identif ed and pointed out by the applicant's representative. Commissioner Pilago asked what the water demand was and if there was some way to mitigate the impact of all of the wastewater generated by the project. The- applicant indicated that the average demand is predicted to be 250-300 gallons per day per unit. Furthermore, the County requires projects to hookup tv municipal wastewater treatment systems when it becomes available in the area. Commissioner f lack asked about their plans for the rest of the property. The applicant went over their conceptual plans. Commissioner Seiter wanted to &now which facilities were open to the public. The applicant responded that none of the facilities were for public use. Commissioner Hurlbut wanted to know build-out numbers, time frame, and where machinery and trucks would .gain access during construction. The applicants indicated that they expected to build up to 400 condo units over four to five years and that 5 equipment and tracks would access via Nani Kailua or the highway. In addition, the commissioner wanted to know how many of the units were available to the public. The applicant responded that aII units were available to the public. Public Testimony none Action Commissloner l;ianson moved to recommend approval of the plans. Commissioner Seiter seconded this motion. The motion passed with ~ aye (Commissioner Webb abstaining) and 2 nay votes. IV. ~ STTtAT`I~ 1VIA I!/Iinutes Reviewed and approved the minaates of March 5, 2002 as submitted. Correspondence and Regis None 3~. A~T10T~~{JllTCE1~Fe7'I`S Sta#~announced that this araeeting was the last for Commissioner Paul fleck. VL ~J® 1~TT The aneeting was adjourned at approximately 6:55 PIVI. Respectfully Submitted Ci ~ TT W13, C AN 6 ''f E ~ F N74' A ~93D 9 • BENJAMIN J. CArETANO r~`ll~~'~-`~k~- GOVERNOR ~ ~ BRUCE S. ANDERSON, ?h. D., M.P.H. ~ DIRECTOR OF HEALTH q » 9 4p ~7~~°0T~ fDd'~9YYP$~~ ®E~ARTMENT OE !°iEALT~i P.O. BOX 916 ~ ~ HILO, HAWAII 96721-09 1 6 M~MOR AN~i,JM DATE: March 4, 2002 TO: Christopher J. Yuen Planning Director, County of Hawaii FROM: Aaron Ueno District Environmental I3ealth Program Chief SUBJECT: State Land Use boundary Amendanent Application (SLU 02-003) Request: Agriculture to Urban Change of Zone Application (REZ 02-005) Request: Agriculture (A-la) to Multiple-Family Residential (RM-4) Applicant: U of N Bencorp Tax Map Key: 7-5-017:portion of 007 `I`he applicant should contact the Army Corps of Engineers (COE) to identify whether a Federal permit (including a Department of Army (DA) permit) is required for this project. A Section 401 Water Quality Certification (WQC) is required for "Any applicant for Federal license or permit to conduct any activity including, but not limited to, the construction or operation of facilities, which may result in any discharge into the navigable waters...," pursuant to Section 401(a)(1) of the Federal Water Pollution Act (coYnmonly known as the "Clean Water Act (CWA)"). If the project involves the following activities with discharges into State waters, an NPDES general permit is required for each activity: a. Discharge of storm water runoff associated with construction activities, including clearing, grading, and excavation that result in the disturbance of equal to or greater than five (5) acres of total land area; b. Construction dewatering effluent; c. Non-contact cooling water; ' r J ij a~.11 EX~II~IT E Christopher J. Yuen March 4, 2002 Page 2 d. Hydrotesting water; and e. Treated contaminated groundwater from underground storage tank remedial activity. The application for NPDES general permit coverage should be submitted to the Director at least 30 days prior to the discharge to State waters. If there is any type of process wastewater discharge from the facility into State waters, the applicant may be required to apply for an Individual NPDES permit. The application for an Individual NPDIES permit should be submitted to the Director at least 18® days prior to the discharge of process wastewater to State waters. Should you have any fiarther questions regarding this matter, please contact the Engineering Section of the Clean Water Branch in Honolulu at (8®8) 586-4309. Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run- offs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control." Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." a. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. b. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. c. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. Should there be any questions on this matter, please contact the Department of Health at 933-0917. W ORD: SLU02-003 REZ02-OOS.mi D~I~A~T~~n~T ~t° PuSLIC vv~l~lc~ C®I1NTY ®1= FIAWAII HIL®, HAWAII DATA: April 18, 2002 '1'® Christophes J. Yuen, Planning Director Planning Department 1=R®M ~ San Ishii, Acting Division Chief engineering Division S~SJ~C~ State end Ilse ~®undary a4rr~endrr~ent Applicati®n (SLIT 02-003) Change ®f Zone A,pplecati®n (131 02-005 ) Applicant:lJ off ~ I~encorp . Location: Waiaha 1~, ICI. Kona, HI l°IViK: 3 / ~-5-017:007 We have reviewed the subject application and our comments are as follows: ®f?,4BIilAG~' 1. All development generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. 2. T'he applicant shall be informed that if they include drywalls in the subject development, an lJnderground Injection Control (I11C) permit may be required from the ®epartment of Health, State of Hawaii. 3. eR drainage study shall be prepared, and the recommended drainage system shall be constructed meeting with the approval of the DPW. The (1Aaster Flan for ICailua- Kona, adopted by Council Resolution 371-96, proposes a storm sewer project through the subject property. The applicant shall address those recorrarnended improverr~ents and provide for conveyance or mitigation of the design discharge if required by the ®PW. 3.1 Because this is a portion of an incremental development, the applicant shall provide a roaster plan for conveyance or mitigation of the design discharge for all offsite drainage affecting the development in a manner approved by the DPW. T'he approved plan shall become a guideline for implementation of the drainage system for any future portion of the development beyond the current application. ,~A04TMIe1fQ}~6t 1. All earthwork and grading shall conform to Chapter 10, erosion and Setlirr~nt Control, of the Hawaii County Code. ~X~$IT F ll ®f tJ tae®ap+ 'r~~: 7 :007 .~pr64 7 ~00~ p. 2 og 2 1~®A~VV~! YS 1. The ~tawaii Selt B-iighway, fronting the subject property, is under the jurisdiction of the Hawaii ~epartr~ent of Transportation (H®®~. Comments and requirements concerning this road should. be obtained from the H®®T. Hualalai Road, fr®nting the subject property, is a County road. It has an approximate 2~=1~. wide pavement (in fair condition), within an approximate 40-ft. right-of°v~ay. f~ualaiai load is designated ®n the General Plan as a collector Street 3. NVe concur with the application showing access to Hualalai F~oad in one location for public traffic. 1i1fe have r~o objection to the secondary access, pr®vided it remains barricaded and available for emergency purposes only. The plans indicate this ~:rnergency access partially enters at the flueen Kaahumanu Highway right=of way. under C.®.°~. jurisdiction. ~4. The applicant has submitted construction plans for the Phase IiR increment providing for improvements to the frontage along Hualalai Road consisting of, but not iirr'ited to, paverraent widening in accordance with the General piart, with concrete curb, gutter and side~+v~lk, chann~ii~ation, drainage improver~aents, street lights, signs and markings and. necessary relocation of utilities, meeting with the approval of the CPVV. The applicant shall construct the irr9provements and dedicate therm to the County upon fine! construction approval. 5. The subject application is part of an incremental development. Lateral roadway connections to adjoining parcels and a mauka-makai roadway should be master planned through this and futa~re phases of development and approved by the planning Cirector in consultation with the ~PidV. l~fotably, Lelehuna Street, a . County road stubs out from ~lillcrest Subdivision. Such lateral and mauka-rr~akai connector roadways shall be designed and constructed to standards acceptable to the t3P~16, in iracrernents acceptable to the planning Cirector. Such connector roadways shall be open to bicycle, pedestrian and emergency use by the general public upon request by the Planning ~irect~r. Perpetual easements to allow public (bicycle, pedestrian, emergency and vehicle) access over the connector roadways shall be provided in favor of and at no cost to the County of Hawaii. (details regarding the easements shall be determined by the planning Cirector in consultation with the CpVV. ?here roadways shat! be open to public vehicular traffic andfor be dedicated, at no cost to the County, upon request by the planning Director to the applicant. The- Master Plan for Kailua-Kona, adopted by Council Resoisation 3'71-96 proposes alternatives for connecting roadways and non- vehica~lar circulation. 6. ,~Il roadways within the proposed development shall follow the guidelines incorporated in the Hawaii Statewide llniforr~n ®esign llAanual for Streets and u or n ~~c®~ ~-007: oo~ ~e~~;t ~a~, ~oo~ p.3of3 Highways or ~SF-!T®. Doncrete curbs, gutters, and sidewalks should be required in areas of pedestrian traffic. - ~`f?A~FiC used upon the TBAI~, dated November 2000, "the first phase of the proposed project is not expected to have an adverse traffic impact on the local !Cone roadway network." because this is a portion of an incremental development, a study should be provided to address the impact from the entire development. should there be any questions concerning this matter, please fee! free to contact lCiran ~mler of our !Cone engineering Division office at 327-3530. Klm copy: ENG-HIL®/K®NA l~'LNC~-!C®N~ ®PVV D6VID JNtY OF Nq~ `O••j~ +e. Harry Kim 1 ~:c"`,~" IDennis K. W. Lee _ Mayor a'°~,.`~ . Direcwr 1,4y, f.o F~:Hp~1F Ronald Ueoka, ~ t~._ n " Deputy Ddrectf~r ` ~I~I.YZ[~~t IT~- .~$~~Itt DEP~~ISTMENT OF PUELIC WOIZI~S 101 1'auahi Street, Suite 7 • Hilo, Hawaii 96720-3043 ' (808) 961-8321 • Fax (808) 961-8630 ' MEMOIZANDUtId DATE: April 25, 2002 TO: Christopher J. Yuen, Director Planning Director FROM: Dennis K. W. Lee, P. E., Director SUBJECT: State Land Use Boundary Amendment Application (SLU 02-003) Change of Zone Application (REZ 02-005) Applicant: U of N Bencorp TMK: 3/7-5-017:007 The Department has received complaints by the Hillcrest Subdivision community about opening up access by connecting roads through the subdivision laterally (see enclosed item 5 of the previous memorandum dated April 18, 2002). In my meeting with the developers, the community would be consulted before the connector road would be opened, unlike what is expressed in the April 18, 2002 memorandum. The Department wanted both lateral and mauka to makai accesses in this development for the purpose of providing emergencies accesses and that these accesses could one day be dedicated to the County at no cost. The maintenance of the roads would then be turned over to the County and the roads would be accepted as is. Also at my meeting with the developers, it was agreed that the lateral access (connector road) could be used for emergency access at any time, with or without Hillcrest Subdivision community's consultation. The connector road would also allow public pedestrian and bicycle access at any time. I request that comments made earlier be changed to what I have expressed above. Thank you ! DKWL:vmht Enclosure cc: ENG- HILO/KONA ' ~ ` ~ 26. 2002 15:13 FAQ 961 865' DEPT WATER STJPPLY M/0 X001/002 Gp g~as.~ q GC 'h t9 og ~7~~~,i~l"ivll~N~' ~F' 1dVAl°1~~2 ~UPF~I_Y • C~U~1°T'1~ '}-B~69V~o11 g~%p> wP~ 345 KEKUANAOA STR@E7, SUITE 20 HILO. HAWAII 9fi720 ~F x n b TELEPHONE (808? 961-80$0 • fAX [8081 961-6657 April 26, 2002 ~ost•te® Fax Wrote ~as7y ~.l~b/c2 m ~o l~Z ~U~.u ~ i~cc ~tcCI~.1 vC,~ 't0- Iv1r. Christopher J. Yuen, Planning Director ~ Pla~~i `~r.~ teQ• ~'rv5 Plsrining l~epartnaeeet r's+w~e r Pry • cp b t -$G~~ i F~• 3~~-3533 apt- 5'7 F1ZO1Vi: Milton D. Taavao, Manager i S CT: 1;,APTD IJSIi; ~®U1VD.Ae~LY 11~AT1` .aiIPPI,~ICA~®lel (SITU ®2-0®3) 1~~iJ~S°~: ~~1Ia IJIII~AI~ ®1~' 2;C)l ~'ICAT'I~le1 2< iD2-®l~ Itlu~llTl~Sg: 1~A~I~~I3I~~Tlt1#I. (A-1~~ 1NIi.ITi, FAh'13~.Y SI~El~IAl<, 1['~ IfEY: '7-S•017:PQIt~®l~ OF 007 Vl~e have reviewed the subject State Land Use D3ounr9ary .Anaettdment and Change of Zone Applications a~ad have the following coanrreeatts. Water Can be Heads available fr®m eta existing 20-inch waterline in ICuakini highway, which fs-onts the rernai>nder portion of the subject parcel wd an g-inch depental waterline on site. Curaent water availability sonditions for this area of the N®rth Iona waxer systetrl, which are subject to change, such that 54 units of water are available-for the project, Pursuant to the I~arparttanwt's "mater Cotntnitenent Guidelines Policy," a copy of which is being forvus~rded to the applicant, a water cotramitsnent y be issued. >~ased on the 54 additional units that are available in the Proposed change of zone application, the required water commitment deposit is $il, l 00.00. Reffiittance of $8,100.00 from the applicaut is requested, as soon as possible, so fleet a grater coffimixtnent may be forffially isstaed. 'Y'he cominitrreeatt will be in writing with specific condations and effective-dates stated. Please keep in mind that this letter shall not be construed as a water comrnitnaent, In ot&er words, unless a water camtnitffient is officially,cffected, water availability is subjectto change depending oaa the water situation, t pon ffie isstaance of a formal water commitment, we shall submit our comments and requireffients for tetttative subdivision approval. For the applicatat's information, should trse subject change of zone be approved and a subdivision application r?cecuted, final appr®va! will be subject to the following requirements; 1. Construct necessary improvesnesets, which shall include, but not be limited to, the following: a. wester rrasins capable of delivering water at adeq»aate pressure ated volaame under both peak-hour flow and Etta-flow conditions (minimum daaffieter of mains shall be 12 inches), b. service Baterals that will acconttva®date an appropriately sized meter to each srt of buildings, and VVsat~r brined for®~re~~... EKIIIBI'I' G :6~ 2002 15:13 FA% 961 865? DEPT° i9ATER SUPPLI' M/0 X002/002 'vlr. Christopher J. Yuee?, Planning Director Pagc 2 April 26, 2002 c. fare hydrants spaced not anoa-e the 300 feet apart Subxmit coasta~actson plates preparcd by a professional engineer, registered in the State of kiawraii. 2. Remit the prevailing facilities charge balance and capital assesssaaes9t fee, which aa°e subject to change, of $257,990.00. 'The deteranina~on of this aanouatt is shown below. 'his is due and psayablc argon completion of the construction of the water syste~i ianprovetttesatsend prior to fiscal sttaadivision approval being granted. Fs~cili#i~ Chafe Dace I x service at $940.00 each $ 940.00 53 additional sea~vices at $4,350.00 each X230.550.00 Subtotal $231,490.00 Capita! .~seesnaent F~ 53 additional services ita North Kona at $500.00 each ~ 26.500.00 'Total (Snbjes4 t® Claaaa~e) $257,990.00 3. Subanit the appropriate docuanents, properly prepared aced e~cec~sted, to convey the writes' syst~a iareproveffiesats and atecessary easements to flee Water Board of the County of kia~vaii. A a~egistered lied sui°areyor shad staffip and certify the metes and boalaads descrlptaon ~srithan the coaaveyance docaaasaeaats. Conveyance of the ixnprovemeaats and easements are regaaired pa%or to water ses'~rices beinng meted. 4. Coanply with all other mpplicable policies and requic~esaaents of the Depaattnemt's Mules arad Regulations. Noncotttpliance araay because for voiding this water cotceaaaitment, at which time availability will be subject to change in iccorda~,ce w>Yth prevailing water system conditions, policies, anal Rules and Regulations. Should there be suy questions, please call our Water Resources and Planning Branch at 961-8070, extension 1. Sinc ely yours, Mt D. even, P.IE. Y 13clvl ~kh copy - (w/ef~c.) U ofN Bencoap (w/o inc.) Mr. David M. Ross, ,Dr. J~SY•OS Mph t: W~ Edward s~ii~agay ~arrj' Klffi Fire Chief Mayor t1'% x tie.:P 4Tp ~~•NPtlo - C„ ~~ur~tp ~f ~~~t `t SIRE I3~P~I2~°lYI~1V~ ~ 25 Aupuni Street • Suite 103 • Hil®, Hawai°i 96720 - (808) 961-8297 • Fax (808) 961-8296 February 22, 2002 -fo: Christopher J. Yuen, Planning ®irector From: Edward Eumatay, Fire Chief SUEiJECT: STATE LAND USE GUN®ARY AMEN®IiAENT AIPPLlCAI`I®N (SLU 02-003) IbFEt~UEST: AGRICULTURE TG URBAN c~IANGE ~~N~ AEI=~~~A~r'®N (~~z o~-005) RE~U~S°f: AGRICUL°T'URE (A-1 a) 'f® 11IIULTIPL~-I~AI4flILY RESIDENTIAL (RAi€~) APPLICAI~IT: U GF N ~ENCGRP T'A3C MAP ItEY: 7-5-017:PGRTI~N GE 007 Fire apparatus access roads shall be in accordance with UFC Section 10.207: "Eire Apparatus Access R®ads "Sec. 10.20. (a) General. Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) ~IVhere 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. "EXCEI~TIGNS: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. ~pti.C.gG``~ EX~III3I'I' ..III = - • > v To: Christopher J. Yuen, Planning Dirctor Page 2 February 22, 2002 °'2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades car other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). "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) Uliidth. The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Ver#ical CBearance. dire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. aa~)CC~PT'lON: 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 M®tlifecati®ras. 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. 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) Turning Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) °furnar®unsls. 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. To: Christopher J. Yuen, Planning Director Page 3 February 22, 2002 "(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. "(j) Grade. The gradient for a fire apparatus access road shall not exceed the maximum approved by the chief." (15%) "(k) obstruction. The required width of any fire apparatus access- road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. "(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 prohibit the obstnaction thereof or both." Water supply shall be in accordance with UFC Section 10.301: "Sec. 10.301. (a) ?'ype Required. The chief shall designate the type and number of fire appliances to be installed and maintained in and upon al! 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) Speciai Hazards. In occupancies of an especially hazardous nature or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, additional safeguards may be required consisting of additional fire appliance units, more than one type of appliance, or special systems suitable for the protection of the hazard involved. Such devices or appliances may consist of automatic fire alarm systems, automatic sprinkler or water spray systems, standpipe and hose, fixed or portable fire extinguishers, suitable asbestos blankets, breathing apparatus, manual or automatic covers, carbon dioxide, foam, halogenated and dry chemical or other special fire-extinguishing systems. Where such systems are installed, they shall be in accordance with the applicable Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform Fire Code Standards do not apply. To: Christopher J. Yuen, Planning Director Page 4 I°ebruary 22, 2002 "(c) Water Supply. Rn 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. P,II hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. "(d) Pire Hydrant 1141arkers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. "(e) T'i?ning ®f Installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shad tae installed and made serviceable prior to and during the time of construction. When aitemate 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." ~DW ~UM/~T,AY Pire Chief ~B/mo AFR-26-2002 FRI 03:13 PM P. 03 ~Y~l' Cana, l .46710 ^ .1. ~ ~ s,~~ ~ ~ f' ;a ,t . , ~ri12s, 2aaz L. 1VIr. laic s~eler lside~ ~~o ~S-16S ~ua~la'i Road, Secoald Floor Kaalua I~;ona, ~ 967A~a ltl~: l~T®tice ®f Cage of ~~c A~~{alitga~aa e~p~~~a~ts ~Tn~?e~ffi~ of glte Na~io~s l~e~~o~ Dear 19o,[r. Spengler, In regax°d to the `~r~,~~ert ccrr~n~ee~a' r~rsd'~ through Lel~lu~ and Pumeh. Street to . . I3ighway, I iat total. opposition. Our present s~abdivasi®aa his no CC's, sidelks, or yellomv ]yes on the ros~l dcsigttirig lines. between a very busy pares on Ojai Ozii, large boas mrid cars parkeel on boti~ sides of the road, dog of child. pla.yittg ixa the strect, most of the timc you a~ lucky to squeeae through the entire a~ei~orhood dries down. the nasddle of Tess theta one lam. Y don.'t thi~ak yon leave y idea, ales you lure in this subdivisiota, how ciuldr~n there are. `Tlzer~ are several bus stmps for the children, wlao leave really nowhere to wait, so try sit on the roaad, wlaicla makes for an eve snore dna~gerous situation. T apologize if ~aay first letter was confusiaag, and .hope thi.~ clarifies axay earlieg issues. Regards, . dmiLl l_+28C 1i~ $tlier~t ~ubdiiv~au~e $o~rae (Bw~er cc: 1VIs. Cveraldine Gib l0~tr. Christopher ~''uea~ 1l~r. T~etanis T.,ee Ms. Nancy k'isicchio 1V1r. Peter Y'ouaag EXIIII~IT` I 75-250 ~urree~Zanc~. cSt. ~aZ~u.a ~ona, g67,¢o &o&-32q-~&~2 April 20, 2002 Ms. Geraldine Griffin Chairwoman Hawaii County Planning Commission 25 Aupuni Street Room 109 Hilo, HI 96720-4252 RE: Notice of Change of Zone Application Applicant: University of the Nations Beneorp Request: Change of Zone from Agriculture 1.0 to Residentia110~Iaaltiple 4.0 Dear Ms. Griffin, I am writing this letter in regards to the "Proposed Connector Road" through Hillcrest Subdivision. As stated in Mr. Mark R. Spengler's letter of April 11, 2002, he states that the county's original plan for an "emergency exit" at the Lelehuna Street intersect, would not be in the best interest of the Hillcrest homeowners, which was discussed in the first Homeowner's Meeting, January 2001. To connect Pumehana Street to Lelehuna Street for the purpose of a connecting road to Kuakini, would obviously create heavy traffic. Pumehana and Oni Oni would be used as a "ancrfn thorou~6ajlare" to reach Kuakini for the residents of the new Hualalai Village Project. You need to reconsider this plan by extending your planned road, running parallel with Pumehana and Oni Oni, to connect directly with Kuakini. Our present subdivision has no CCR's, sidewalks, or yellow lines on the road designating lanes. Between a very busy park on Oni Oni, large boats and cars parked on both sides of the road, dozens of children playing in the street, most of the time you are lucky to squeeze through the entire neighborhood driving down the middle of less than one lane. I don't think you have any idea, unless you live in this subdivision, how many children there are. There are also several bus stops for the children, who have really nowhere to wait, so they sit on the road, which makes for an even more dangerous situation. I'm sure most of you that are on the planning committee, that live in Hilo, have not visited this subdivision early in the morning, when children are going to school, or coming home from work in the evening, with Little League at the Park. It is already a serious dangerous driving situation. Personally I drive extremely slow, however many of the cars race up and down the street. Before delving deep into this project, every one of you needs to sit down and reconsider what you are doing, and how this is not going to work in Hillcrest Subdivision. Without room to expand the road, Pumehana and Oni Oni will turn out to be too busy and too dangerous for our residents and keiki. I invite you to spend time actually driving through this neighborhood to see for yourself what chaos this will cause, and how many children are playing and sitting on the streets, as well as cars and boats parked everywhere along both sides of the road. THEN, you will definitely reconsider this road. Karen! Caron Hillcrest Subdevision Home O~voer cc: Mr. Mark Spengler _ _ APk-22-2002 f1UN U4:56 Nf1 r. u~ NtY ~N'S~ 7f0 . i~~t C~TJl~i~i'~' OF`F'ILS r. ~ ~ ~ ~ ~ nl 1 i'_ 3 yyyyccyy vA MY T'HGUCr~T'S A.~TI3 GS C4N (a `TIS FItGPGS~D ~®Y~TOR R®t1J~" ~~ot ~3iJ ~LLAG~ `Ti-QUGH Y~®ATA ~III..I..~C'T G~ S rtcasres V.a s. _ ~ e- 4 :lam ~S e~ +g,~ W' \¢am ~ ~ 0.1 L 4a ~ 948 C ~ Vs. ~w ~ d 1.~e ~ ~ ~ eta ~P"4 tea. t S + I is ~ \ ~ L t~ \ l ,R.~,7'~~.. r SIGIJ~D yd~~ . ~X~II~IT J APR-22-2002 MON 04:55 PM E'. 02 lbg~' ~SP~N~ Qty I1~IG ~It~P~SE%) M'Y N xS ~ ~ MY A~DR.~SS IS ~ ~ ~ a - MY'I'~i(~UG~€`I°S ANI7 ~~L.INCS CQNC~~tNTNG `T PRQPQS~I7 "CQNN~CTQR ~ZO~" ~I~~}~i k~JAL~~I VIIQLACr~ QUGH ~(~N'A. i-~I.CST ON I,~L-itJNA STPtT: SIGNED I7A7'~D ~ l ~ l~ ~y~~~~ E~I~I~I°I' K .u ~U LUUC. 1 l~l 1L•Y~7 ['ll 02 i f L i' J 1•`fJ.YYdX~lid~i~Sr1X~~TT~91J7?7F+~°T;+9i® r f c @'? [~8A 4.6A CJ 1' 1 d 01• S' 1~A~SdrJ i', ~ ~ ~t.+49t®t1~~.e~~E+t ~~~~'ID A 7CC' I~~1~f~ YLI.,CST 1~iY NAN1.E iS ~ v~i~-,; , MY A:DDIZ.ESS IS ~'S"'- ~~~G~~»c~ S~ MY T`~IOUCrI-IT'S ANI7 F.EELINOS CONCEIEtN'ING TI-IE PROP®S1~D "CONNECT®It ROA.I]" PI201M HUALAL~I dII.I,,,~GE ~`I~®UGH KOAIA 1~IILI.CST ®i~I LEL~HUNA S°I'I~E'T: -~o ~ ~/~una S~ ce G ec~vr r~c~al /'®r~ fi ~ e?'si d ~ ~ e ~nGr~ .S~aG d % -rah ~ ei~h ad d rr~v~°~ ~r,~.~" hen d~~~ld~rn~~ C?®.~/~/e~~ ~1~er~ ua<// h~ sIGNEIa „ Stu U~ 11idJ ~d ~ ~ 6.X~~ Y ~Qxn 6 ~,~r~~i~~ !~®r~~,s 1~~h~rl ,~C®~ca, ~!/~~?L°5~`" cd®~ sv~S~C~~c~?~cL- C~~,~/~ , w~'e ~Dr°' (,eor~~r~~d ~h ~s ,~ir~~~ ~i~. ~ - /~?y ~ vSdhcen~ i~~~~~~cG.~ ~l ~,v~~/ ~~~s~n-~ c7~d ~'t~®n~L d~~`AiJ.s ir, ~~S~i~nda~?~ ~,~-¢6i~ /~v~a!/~ oi~an~n~, an 7'!'?r~~ ~S ~~G ~_~,.p/~l~~ EXI~I~IT L 10~I' RESP®T1SE "I'O ~~ATI C®iTl~1°I'Y ®~'~'ICL4?I.S REOARID~%G T PR®P®SED "C®I~TECT®R R~AD~ ~'O K®letA ~LLCREST .NAME IS ~ ~ ~G{..~ MY ADDRESS IS ~ g ~1.p i~ i~-Q , ~ ~ MY THOUGHTS AND PEELINGS CONCERNING THE PROPOSED "CONNECTOR ROAD" PROD PiIJALALAI VILLAGE 'T`HROUGH KONA IIILLCREST ON LEHrU-NA STREE'T`: e ~ ,'~j-4rc~-g°x~ ~-d ~ i C'1.~/l.ute c,~ cc~~. ?-t d'1 ~ ~ ~l~dlt~lC~h' a L0 V' D t~ 1 i ~ ' t ` v1 ~~t~ ~ ~ °~c~-~~ Wis. SIGNED C ~ ~ ~ cc.~ DATED y-- 1 ~.o ~ ~ ~ t N+ MY IIESI'®NSE TO - HAWAII C®IJNTY I~EEICIALS ItEGA~ING Try'~H'@EPp~Igt'~®?Py®SED ~C®1®tNECTOII I~~AD" TU IC®NA HII.LCItL' ST t t MY NAME IS `-~''1'~.y`°~ ~.~~=.~.~,~'~.y` c.c,,, ; MY ADDRESS IS ~ ~ ~ ~ ~ ~~a-., I.~ ~.;~~z.._ MY THOUGHTS AND PEELINGS CONCERNING THE PROPOSED "CONNECTOR ROAD" FROM HUALALAI VILLAGE THROUGH KONA HILLCREST ON LELEHUNA STREET: , ` r . ~..`s_. ~l ` `Y''~'1 `=c"~',_-'~ ~ cs~t.~r-, ~'ot-~v~,s~-~~~'t11m w i ~ _ SIGNED ~~~~~1 ~~u~F~~...~:_,c:.ti ~ u DATED 2l- C, I~fi ~-26-1995 C1:57AM FR° P. ~ w /l~rl~1 r16LTid1~®`N~ Sd.t i~j V ~ T _ ~ _ _ ~ ~ 1 j~~ ~~y ~AP'7~.11~~~/ 7®V i ~ A 1 ®~A ~~~6 l.lp~/ S T90 ~®It~ ~Iillcrest Name: S~adra I~®h~rty 755949 PcaYneha may e~rnail: Sandoherty~aol.corn phone: 326m7S32 ng address: ~oa~ 702 JlaYa Iona, ~iI 96745 1'he proposed c®nneot®~ Y°oad ®na I~n~1a1~ Vi11a thr®at~h I~®n~ illcrest into Lelehanaa St., c®u1d be asset to ~e ICo.~ ~iillcrest subdivision if certaan itnprovernents were znado by I°I~lalai Village. ,t~s I a~a sears you are aware, the ~K.ona ]~~Ilcrest saabdyvisi®xa has o~a1~ one road leadisag Kato aBad out o€ flee arrea. `Ihe roads were aaot made to hanndle the Icirad of c that would ~sult firoffi ~ ~ t:hhe coguaector road into £3illorest, paafiicularly ~ni ~ni. C~ni C)ni exits onto I~uaki~i ~iwy. at an intersection l~town to be already dangerous..~,ccidents and some fatalities have- occ~ed at this intersection. I w®uld p~®posc the ~Ia~lalai Village provide the following, should the connector road be opened. I . maiden C3ni ~ni to accommodate the traffic. 2. ~ovide for a st®plight or 4 way stop ~,t tAie intersectaon of ®ni ~x St. and K ~ ' ~€~y. Sidra Lyoherty, ~hon~~®~.e I3i11crest late: April 2 2002 ~II~i° - . yk. ;:a: ort• ~ ::2: - L f~ f ~ h t ~{4 • ~ ~ ~~~n a:. ' r •tr x ..::x:~ :"k: ~ % { .yid ?A:;}.'?+ : y~ f fib, 3t,•. yid { $ v{{:°i{y ;Y: f ~ ~ tt~~ ~F fi v F y ~,..fi t> ~ ~ C c$7 4v i(~C f j i fi ' - 4 ~.}y~ L • v 4 r ~ :f f o h . . ~i ~ m 3,• ' ¢ r~'"` R Y~ S/j~trfi {r.fs.;n :}}ir'{2 x~'+ { ~ s } ?jK,/~ ,fir{%; ~ r . • y,,.:, ~ ~ ! v. l,: fi } 9. A i p4 ~ {4 .s{;'.?}:two: ~t"-. `„yam h $ ;r:.• .j+ii' v:•}:• .cat.' ks .x,!r.•.: y `}s}:+}ti}~?!: ,vs. n<i•:'s •.2~~. 'r~~F ~wM'YJiYRiA1R.. ~ ~Q+~yT+~~ 4 } r }:.i>i ~+/f•}r;:;~~:~G. • . s. Y ~ 8 'ices y~;, ~ { 4 ~ ~ ::j}}:. 55 'S{ ts~ k ° a lea:: S . _ ~:t s . < x . } ~ t s ~ t ! .{~/t 4 ~ . ¢ GaPF't-3®--2®®Z ~8 :26 AP"9 `'~®i2DS _ 8®t,,,'-,.29 122 P. ® 1 ~i ~ ISM ~ ~ `~~l ~r ~ ss is 7 ~ ~ rots ~v~ ~s c®a~ ~ ~~~~®s s 9IC~ ~ ~ ~~T I SIT • , MY RESPONSE TO ~VVAII COUNTY O~'~'ICIALS REGARIDING TIDE PROP®SED - "CONNECTOR ROAD" TO E;010TA ,I.CREST MY NAME IS MY ADDRESS IS 7S- scr ~~s-a~~~-~ MY THOUGHTS AND FEELINGS CONCERNING THE PROPOSED "CONNECTOR ROAD" FROM HUALALAI VILLAGE THROUGH KONA HILLCREST ON LELEHUNA STREET: 'y~~- ..~ir/id GDav lam- 1st/../ d ~ --D ~G~~'Z-- ~1 ~r~ r ~ dom. 5~~~- iL--~--~-e.~.~ ~ ~C- a~-- SIGNED CC':f%.~-~-~ DATED ~/~J lO r lOVIY ~tESP®1o1SE TO ~VVAII C®~J101TY ®F~CIr~LS ~GAII~G T ~'It®P®SEID ~C®1~1®TECTQ~L ~2®AD" T® K®l~A I~ILLC~ST MY NAME IS ~ MY ADDRESS IS 4-~. i`rw.~f~,_y~llir'~ ~r`_ ~i~~~/~rlt. 1~ , MY THOUGHTS AND FEELINGS CONCERNING THE PROPOSED "CONNECTOR ROAD" FROM I~UALALAI VILLAGE TI-IROUGH KONA HILLCREST ON LELEI-IUNA STREET: /G 'fir ~ Cl- ~ ~C~ ~ ~ /~fC~- G11jJ7V ~-E'~c'~ /~C r?~7L(.~'l! //'1 ~/7 s SGU~~,~/1c:.'i SlLdt- , fie ' ~6u/ - r r,. / SIGNED ~`c4:. - DATED ~fi ~~i 4 ~ ~ . r ~ " ~ T ~ ~ I~~ ~ ~ . z . - DATE: 05/02/02 JOB NO: 2M002.62A ATTENTION: Mr. Yuen T®~ Christopher Yuen PROJECT: Hualalai Village -Phase 1f3 -Rezoning Planning Director Rezoning Application ~ 02-005 25 Aupuni St. U of N BENCORP Hilo, Hawaii 96720 Kailua-Kona, Hawaii Fax: 961-8742 TMK: 7-5-10:portion of 3 ~ 7-5-17:portion of 7 VIA: Fax 23 sheets including this page ~ Pick Up ~ Mail Delivery By COPIES DATE DESCRIPTION 1 4/30/02 Ross Engineering Letter -Response to DPW and State Land Use Comments 4 pages 1 Supplemental Traffic Analysis from M&E Pacific 1 Page 1 5/2/02 Ross Engineering Letter -Response to Planning Recommendations and Conditions 4 pages 1 4/29/02 Change of Zone 02-005 COH Planning Dept Recommendations 9 pages 1 4/29/02 Change of done 02-005 Conditions of Approval 4 pages REMARKS: Dear Mr. Yuen, Attached please find our response to the subject zone application comments. We received the proposed Recommendations and conditions of approval from Peter Young Wednesday morning, 1 May02. Please call me with any questions you may have. - CC: Peter Young, Deputy Managing Director, County of Hawaii Daran Arai, Planning, Kona Office Ki Emler, Engineering & Surveys, Kona Office Mark Spengler, U of N Bencorp Dan Russell, Omega Construction ' David M. Ross, Jr. Civil Engineer COPIES TO: SENT ICY: DMR - _ _~~3 t ii'~ z - ii f.i '3 30Apr02 Mr. Christopher Yuen Planning Director County of Hawaii 25 Aupuni St. Milo, Hawaii 96720 RE: State land Use Boundary Amendment Application (SLU 02-003) - Change Of Zone Application (REZ 02-005) Applicant: U of N Bencorp Hualalai Village -Phase 1 Location: Waiaha 1~` N. Kona, Hawaii; TMK: 7-5-10:86 (formerly 7-5-17:007) Response to Comments from DPW and State Land Use Commission Dear Mr. Yuen, I am writing in response to agency comments that have been forwarded to me from your office on the subject application. TRAFFIC Comments: 1. The State Land Use Commission letter dated March 6, 2002 requests (pt.4) "that the Applicant clarify the impact of its project upon public facilities and services in light of the nearby Pualani subdivision project and potential subsequent phases for the proposed Hualalai Village project." 2. The Department of Public Works memorandum dated April 18, 2002 and sent to our office April 25, 2002 states: "(TRAFFIC) Based on the TIAR, dated November 2000, `the first phase of the proposed project is not expect to have an adverse traffic impact on the local Kona roadway network'. Because this is a portion of an incremental development, a study should be provided to address the impact from the entire development." A similar comment was made by the State Department of Transportation. Responses: 1 1. In response to the comment regarding the cumulative impacts to traffic due to the P~ialani project, MBLE Pacific was asked to provide a Supplemental Analysis for I~ualalai Village, which is included as an attachment to this letter. The analysis spec~cally addresses anticipated impacts on Queen Kaahumanu I-Iwy in light of the Pualani Devel®pment Corporation Project, with an anticipated 366 housing units. The conclusion is, "The additional traffic generated by the Pualani project would not adversely affect the I-Iualalai Village when its 100 units are occupied." 2. The traffic study provided with the current zoning application analyzes the impact of Phase lA/1B of Hualalai Village. The master plan for the remaining portions of the development is currently being completed. A traffic study analyzing impacts due to traffic generated by the: proposed master planned land uses will be provided with future State Land Use Boundary Amendment and Change of Zone Applications. It should be noted that the entry for this project has been engineered with a 100' left hand storage lane on I-Iualalai Road. This lane is capable of handling up to 5 cars and will be more than adequate for the future phases for this project. DRAINAGE Comments: 1. The DPVV requires that all development-generated runoff be disposed of on-site, that a UIC permit be obtained if drywells are used. 2. DPVV comments cite the Master Plan for Kailua-Kona (Council Resolution 371-96) that shows a proposed storm sewer project through TMK 7-5-17:7 (now, 7-5-10:6 [Phase 1] and 7-5-85 [remainder]). The developer is asked to address recommendations provided in the Master Plan for Kailua- Kona and to provide a master plan for the drainage for future project phases. Responses: 1. Drywells and sumps will be used to infiltrate development-generated runoff. 2. Two drainage areas identified in the Master Plan for Kailua-Kona impact the subject property. There are inconsistencies in the Master Plan report regarding the location of retention and conveyance facilities on the subject property. The Applicant has commissioned a regional drainage study, which will re-evaluate the off-site drainage. This study will address the improvements recommended in the Master Plan for Kailua-Kona and will provide a master plan for conveyance or mitigation of the design discharge through the property. PEDESTRIAN, BICYCLE, AND EMERGENCY USE OF PROJECT ROADWAYS. Comments: 2 _ _ 1. The DPW requires improvements to Hualalai road including pavement widening, concrete curb, gutter and sidewalk, channelization, drainage improvements, street lights, etc. 2. The DPW requires lateral roadway connections to adjoining parcels and a mauka-makai roadway master planned through this and future developments. The roads are to provide for bicycle, pedestrian, vehicle and emergency access and are to be open to the public at the request of the Planning Director. A perpetual easement is to be granted to the County at no cost to the County. Lelehuna Street, which is a roadway stub-out from the Hillcrest subdivision is specifically mentioned as a connector road for public access Responses: 1. The construction plans for Phase IA includes all of the improvements requested by the DPW. These improvements will be constructed and dedicated to the County upon final construction plan approval. 2. The Hualalai Village project is bounded by the University of the Nations to the north and the Hillcrest Subdivision to the south. There is a planned roadway connection to the University of the Nations property. This access is designed to be a private road but will be open to the public for emergency access. The developer and members of Hillcrest Subdivision held several meetings to explore how Hualalai Village could best be a good neighbor. The consensus reached was that the potential connector road between Hillcrest and Hualalai Village (Lelehuna Street) be limited to pedestrian, bicycle and emergency vehicle use only. This will ensure that no additional traffic load from Hualalai Village will be brought to bear on the streets in the Hillcrest subdivision. This will mitigate traffic safety issues due to increased trips on the steep, narrow roadways though this densely populated subdivision. The project is currently designed to have a gate accessible to emergency vehicles installed to prevent through traffic on Lelehuna Street. The connection to Lelehuna Street will be open for pedestrian and bicycle use. Mauka-makai roads will be included in the master plan for future phases of the development. It should be noted that the internal roadways for the project are designed to private roadway standards. The developer met with the DPW and obtained concurrence on the roadway design. The developer agrees that these: roads will be open to pedestrian and bicycle traffic and will be available for use by emergency vehicles. Should the County require public vehicular access over the roadways, issues concerning liability and maintenance of the roads will need to be resolved. 3 Sincerely, David M. Ross, Jr. PE Civil Engineer Cc: Peter Young -Deputy Managing Director, County of Hawaii Daran Arai -Planning, West Hawaii Office Ki Emmler - Engineering ~ Surveys, Kona Office Mark Spengler, U of N 13encorp Dan Russell, Omega Construction Attachment: Supplemental Traffic Analysis for Hualalai Village 4 1. SUPPLEMIrNTAL ANALYSIS FOR I~IALALAI VILLAGE A st,pplemental analysis was conducted to determine the traffic irr[pacts of the adjacent Pualani Detelopr,ient Corporation project with 366 tots for single family residential homes. Our report ~~Or the Hualalai Village, "U of N ~encorp POeveiopment Phase 1, Tra~`ac hnpact Analysis Repc,rt" (November 2000), assumed its l00 multi-farr[ily units v4ould be ooCupied by 2003. The ambiem peak hour traffic volumes on the Queers Kaahurrtanu I-~ighway extension were assumed tc~ increase by the Following amounts over the three year period ,aM northbound*- $0-$5 vehicles per hour (vph} ,~1 southbound- 60 vph PM northbound- 70.75 vph PM southbound- 65-95 vph The peak directir~n cif traffic is each period is indicated by an For this analysis, [he Fualani rroject was assumed to be occupied at a rate of~0 ,homes pcr _year born 199q, ti>r a total of I60 occupied lots by 2003, the forecast year of our study. L'tili~in~; the trip veneration, distribution and assignment procedure used in our report, the follotivinq peak hour volumes were forecast to be generated by the project utato the Queen Itaahumanu Hi~;hw~iy Extension: ~M r,orthhound*- 25-75 vph qM southbound- 8-25 vph F?vl northbound- 12-38 vph PM southbound*- 22-67 vph `t-he lover range of values are the volumes at the Nani K.ailua intersection while tI~ upper range are the volumes at Flualalai lload. The lower range of numbers are within the range of ambient growth vc,lumes forecast above, so that the level of service forecasts at the Queen K.aahumanu Highr~~ay Fxtensi+~n/Nani ICailua Road intersection are still valid. At the Hualalai ROad;r,tersection, the volumes in the off peak direction could be considered within the-range of the atytbient traffic fi>,ecasts. The higher volumes irp the peak direction of travel could be considered as adidti+,nal traffic above the azt~biettt forecasts, Hut this ti~vould not have that great an efTect on ibis project`s principal traf~tc nraovement at the intersection, the right turn from )E-Iualalai Road unm Queen Kaahumanu l:-Idghway Extension. `The higher northbound volumes in the .~lri peak would trot att~~~, this rnovennent. The higher southbound volumes in the ~i peaEs also should not at~'ec[ the right turn movement, which is forecast to beat level of service C. The higher left turn vol,crnE s fib,n Queen Kaahumanu Flighway Extension into i iualalai Road should oat be a problem in bath peak periods, since this, movement was forecast to be at level of setvice ~ with the Phase 1 buildout The a{~ove analysis indicates that the additional traffic get[erated by the Pualani: project would not adversely stFect the Nualalai uxllage when its 100 units are occupied. Analysis of the full 3ci6 units for Pualani would imply a longer term analysis which would be studying the traffic impacts ofthe Pualani development, and not 1Hualalai. Village. I•~owever, this additional tratlic ti~~c?utd he included in the analysis of subsequent phaseti of ~?~alalai Village. 02MAY02 Mr. Christopher Yuen Planning Director County of Hawaii 25 Aupuni St. Hilo, Hawaii 96720 RE: Change Of Zone .Application (REZ 02-005) Applicant: U of N Bencorp Hualalai Village -Phase 1 Location: VVaiaha 1~` N. Kona, Hawaii; TMK: 7-5-10:86 (formerly 7-5-17:portion of 007) Response to Comments Dear Mr. Yuen, I am writing in response to the County of Hawaii Planning Department Recommendation U of N Bencorp Change of Zone Application (REZ 02-005) forwarded to me from your office on the subject application. The applicant agrees with Conditions of Approval A, B, C, D, F, H, I, J, L, M, N and O. V6~e have the following concerns regarding Conditions lE, G and K, CONDITION E Condition E states "Road D, as identified on plans submitted with the applicant's Change of Zone Application, shall be designed and constructed to standards meeting with the approval of the Department of Public Works. The applicant shall extend Road D to the South to provide a physical connection with Lelehuna Street stub-out within the Kona Hillcrest Subdivision in a manner meeting with the approval of the Department of Public Works. A knock-down barricade or other form of acceptable barrier to vehicular traffic shall be erected by the applicant upon completion of this roadway connection and shall be removed at any time upon request by the Planning Director. Prior to requesting removal of this vehicular barrier, the Planning Department shall first consult with the appropriate representatives of the Hualalai Village condominium complex and Kona Hillcrest Subdivision. Perpetual easement(s) to allow for public access over and across Road D shall be provided in favor of and at no cost to the County of Hawau prior to issuance of a Certificate of Occupancy for any portion of the proposed ~f,; Letter to Planning Director Hualalai Village -Rezoning Application #~02-005 Paget May 2, 2002 development. The applicant shall dedicate Road D, in its entirety, to the County of Hawaii upon request by the Planning Director." The Applicants concerns regarding Condition E are as follows: Although the applicant agrees that Lelehuna Street should be connected to the project for pedestrian, bicycle, and emergency access, we do not agree that an easement should: be granted for public vehicular access. According to the Planning Department's guidelines concerning Multiple Residential Districts, "Areas shall be located in such a manner that traffic generated by high density development will not be required to travel through areas of lesser density en route to principal community facilities" (see page 3 of the County of Hawaii Planning Department Recommendation, attached). The project as designed meets this guideline as the traffic from the development accesses the principal community facility of Hualalai Road (a collector road) directly without impacting areas of lesser density. If Lelehuna Street were to be open to public traffic, the multiple residential traffic would access Kuakini Highway (a principal community facility) via the less dense area (single family residential) of the Hillcrest Subdivision. The Applicant's position is that the Hillcrest Subdivision roads have not been designed to handle through public access and that allowing a through public access is contrary to the County of Hawaii's policies. The Applicant met with residents of the Hillcrest Subdivision on several occasions and the general consensus is that the residents did not want vehicular traffic from the subject property to access the Hillcrest roads except for emergency purposes. The Applicant would therefore like the condition amended to require a granting of an easement for pedestrian, bicycle, and emergency access only. The design of the access would thus be required to accommodate those uses only and would not need to be designed for public vehicular access. If the Planning Department insists on a through public access, the design of the road. to meet through public vehicular access will result in a decrease in the number of housing units that can be accommodated within future phases of the project. Since this is an affordable housing project, this will affect the number of affordable units available to the community. The Applicant also objects to constructing Road D beyond that portion which is shown in the Change of Zone Application. Since the future phases of the project have not been through the State Land Use or rezoning process, conditions imposed through the State Land Use and Rezoning for the future phases of the project may dictate a different road configuration. The applicant would prefer to design and construct the connection to Lelehuna Street with the future phases of the project once the State Land Use and rezoning for that portion of the property has been completed. This will save the applicant from having to reconfigure and reconstruct the road should conditions of future zoning dictate a different road configuration. The Applicant is willing to agree to a future connection but would ask that the County allow the Applicant to design and construct the connection in conjunction with future phases. Letter to Planning Director I-lualalai Village -Rezoning Application #02-005 Page3 May 2, 2002 CONDITION G Condition G requires "A drainage study of the project site and immediately surrounding area, including an assessment of a proposed storm sewer to be located within project site as recommended by The Master Plan for Kailua-Kona, shall be conducted by the applicant and approved by the Department of Public Works, prior to submittal of plans for Final Plan Approval Review. Drainage improvements, if required, shall be constructed meeting with the approval of the Department of Public Works prior to the issuance of a Certificate of Occupancy for any portion of the multiple family residential project." The Applicants concerns regarding Condition G are as follows: The Master Plan for Kailua-Kona has conflicting requirements for the proposed regional drainage infrastructure within the subject property. The conceptual plan shows a retention basin within the Phase 1B property however, the text of the report specifies that the retention basin should be on the mauka side of the queen Kaahumanu Highway. The applicant has agreed to provide a regional drainage study for the subject area and will complete the study for I-Iualalai Village Phase lA/1B as required. A preliminary review, which has been submitted to staff in the DPW-Kona Office, indicates all drainage improvements that may be required should be located in future phases of the project and are not required to be constructed as shown on the conceptual drainage map contained within the Master Plan report. There are no existing off-sits flows in the vicinity of Phase 1B, the property currently being rezoned. Master planning for future phases of Ilualalai Village is currently underway, including drainage infrastructure requirements. State Land Use and County rezoning applications are being prepared that will include these infrastructure elements. After review and approval during Phase 2 and beyond, construction drawings will be completed and drainage improvements constructed. Since there are no off-site drainage impacts to Phase IA or Phase IB and any proposed regional drainage improvements would be constructed in future phases after design approval, we ask that Certifcates of Occupancy not be denied for Phase 1 of the project. CONDITION K Condition K requires the Applicant to make its fair share contribution to mitigate potential regional impacts of the subject property with respect to parks and recreation, fire, police, solid waste disposal facilities and roads. The Applicant is uncertain how this is applied to affordable housing projects. If the Applicant is required to contribute to regional impact mitigation, we would ask that the County consider the following as contributing to regional impact mitigation: • Hualalai Road improvements including donation ofright-of--way, construction of pavement widening and channelization, and construction of sidewalks • the provision of an emergency access connection to the Hillcrest Subdivision • any regional drainage impact mitigation if required , _ Letter to Planning Director Hualalai Village -Rezoning Application #02-005 Page4 May 2, 2002 Please call me at 322-7152 should you have any questions concerning the issues stated above. We thank you for your support of this project and look forward to working with the- County of Hawaii in a positive way to provide a quality housing development for the West Hawaii community. Sincerely, avid M. Ross, Jr. PE Civil Engineer Cc: Peter Young, Deputy Managing Director, County of Hawaii Damn Arai -Planning, West Hawaii Office Ki Emler -Engineering ~i Surveys, Kona Office Mark Spengler, U of N Bencorp Dan Russell, Omega Construction Attachments: County of Hawaii Planning Department Recommendation, U of N Bencorp, Change of Zone Application (REZ 02-005). U of N Bencorp Change of Zone Application (REZ 02-005), Conditions of Approval. RCTNBencorpREZdsa-04/29/02 COUNTY OP IIAVS'AII PLANNING DLPAI~TMENT II~COIVIIVIENDATION U OF N ~ENCORP CHANGE OF ZONE APPLICATION (REZ 02-005) Upon careful review of the request, the Planning Director is recommending that a favorable recoYnynendation for a Change of Zone be forwarded to the County Council. This recommendation does not, however, sanction the specific plans submitted with the application as they maybe subject to change given the specific code and regulatory requirements of the affected agencies. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter this position based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The proposed request from an Agricultural (A-1 a) to Multiple Family Residential-4,000 square feet per unit (R1VI-4) zoned district will conform to the following goals, policies and standards of the housing and Land Use (1Vlultiple Residential) Elements of the General Plan. HOUSING • Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. • Attain a diversity of socio-economic housing mix throughout the different parts of the County. • Maintain a housing supply which allows a variety of choice. • Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. • Improve and maintain the quality and affordability of the existing housing stock. • Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. • Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background and income. LAND USE -GENERAL • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. • Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. LAND USE -MULTIPLE RESIDENTIAL • To provide for multiple residential developments that maximize convenience for its occupants. • To provide for suitable living environments which accommodate the physical, social and economic needs of the islands residents. • Appropriately zoned lands shall be allocated as the demand for multiple residential dwellings increases. These areas shall be allocated with respect to places of employment, shopping facilities, educational, recreational and cultural facilities, and public facilities and utilities. 2 • Areas shall be located in such a manner that traffic generated by high density development will not be required to travel through areas of lesser density en route to principal community facilities. • Provide adequate access to arterial streets, shopping facilities, schools, employment centers, and other services. • Development shall be located in areas where public utilities can be economically provided at a level adequate to meet the demand for the concentrated service. • Recreational areas and/or recreational facilities shall be considered in multiple residential. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The requested zone change from an Agricultural (A-1 a) to a Multiple Family Residential (RM-4) zoned district conforms to the LUPAG Map, which designates the property as Medium Density Urban. The Medium Density Urban classification allows for village and neighborhood commercial uses and residential and related functions not to exceed a density of 35 units per acre. This request is to allow an urban development, a planned multiple-family residential complex with a density of approximately 10 units per acre. 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. This change of zone will facilitate the development of a framework of a concentration of urban activities occurring in an orderly manner commensurate with the provision of necessary infrastructure. Therefore, it is determined that the request is consistent with the urban form depicted on the LUPAG Map for this area of North Kona. The requested change of zone is also generally consistent with regional and community planning docuanents that prescribe the County's land use policies for this portion of North Kona. The Kona Regional Plan, adopted by the Planning 3 Commission in 1984, recommends the area for residential units at a density of ranging from 10 to 14 units per acre. The applicant's request will provide for a residential density of roughly 10 units per acre. Thus, the requested boundary amendment would be in the direction of fulfilling the recommendation of the Kona Regional Plan to provide for medium-density residential uses within this section of North Kona. The Master Plan for Kailua-Kona, adopted by County Council Resolution in 1996, recommends the project site for low-density residential uses, such as single-family residences, duplexes and town homes. While the applicant's request would achieve a higher density than that typically associated with any of the aforementioned residential uses, the location of the project site between the single family residences of Kona Hillcrest Subdivision to the south and the University of the Nations complex to the north will provide for a transitional density buffer between these two disparate-types of urban uses. The placement of single-family homes adjacent to a university complex and the varied activities it normally hosts could be cause for conflicts associated with noise and visual impacts. The subject property is situated within the project area identified as the Kailua Village Special District. On March 19, 2002, the Kailua Village Design Commission voted to recommend the approval of the applicant's State Land Use Boundary Amendment application and accompanying Change of Zone application. The requested change of zone will not create a significant adverse impact upon the natural, historic and cultural resources of the area. While the project site is situated within the County's Agricultural-la (A-la) zoned district, it is not currently being used for active agricultural purposes. The State of Hawaii's 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 past pasture and farming activities. Therefore, the rezoning of this 4.979-acre area from an A-1 a to a RM-4 zoning designation will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. From a land 4 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 types of uses. A Floral and Fauna Reconnaissance survey was conducted by Ron Terry, Ph.D. and Patrick Hart, Ph.D. in December 2000. According to the survey, the project site formerly supported a Lowland Dry Forest with `ohi'a as the dominant tree species. Existing vegetation consisted of entirely of alien savanna, with a canopy dominated by the introduced Kiawe tree and an understory dominated by Guinea grass and Coffee senna. The study found no Hawaiian endemic or Polynesian-introduced plant species. The Terry and Hart study noted alien bird species such as the Saffron Finch, Spotted Dove, Java Sparrow, House Finch, and the Common Myna. The study also determined that it was quite possible that certain native forest birds, seabirds or migratory birds could utilize or over-fly the project site. However, the study concluded that it is unlikely that any threatened or endangered species would find the project site as suitable habitat or be affected by activities that occur on the parcel. The Hawaiian hawk and owl probably make use of the area, although no hawk nests were observed. The only native land mammal, the Hawaiian Hoary Bat, may also be present in the area, although the project site is not anticipated to represent essential habitat for this species. Introduced mammals like feral cats, rats and cattle are expected to occur on the project site, with only the mongoose being actually observed. The study concludes that 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. 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 human activity on the site." No archaeological reconnaissance survey was conducted on the project site. In the applicant's environmental report, "No known historic sites of significance, as listed on the State and national Registers of Historic Places, are on file for the Property at the 5 Hawaii County Planning Department." The report also notes that "There are no known customary native Hawaiian rights exercised in the area." The applicant's Environmental Report noted the former use of the project site for ranching and farming activities. This past use is evidenced by the applicant's flora survey that determined that the project site once contained a lowland dry forest primarily composed of `ohi'a trees, of which none remains today. While surface archaeological features may no longer be present, a condition of this favorable recommendation will require the applicant to stop work should any unidentified archaeological features or sites be identified; only to resume upon clearance by the Planning Director. There are no significant adverse impacts that may be generated by rezoning of the project site to a >a4 zoned district upon public utilities and facilities. Potential impacts have been identified and assessed and appropriate mitigative measures will be incorporated within this favorable recommendation. Therefore, the request would not unreasonably burden the public agencies to provide roads and streets, evater, drainage, school improvements, police and fire protection. Primary access to the project area is provided by Hualalai Road, aCounty-maintained roadway with a pavement width of 20 feet within an approximately 40-foot wide right-of- way. The paved surface of Hualalai Road is in fair condition. The General Plan identifies Hualalai Road as a collector street. Access to the project site from Hualalai Road will be accommodated within a proposed, private two-lane roadway (Road D) that will service the existing University of the Nations complex as well as Hualalai Villages- Phase lA adjacent to the north of the project site. A left-hand turn lane will be installed within Hualalai Road to facilitate left turn movements onto -Road D with widening of a portion of the 40-foot wide Hualalai Road right-of--way to accommodate its future width of 60 feet. A second road/driveway to Hualalai Road will be installed at the southern end of the project site for emergency situations only. The applicant has prepared a Traffic Impact Analysis Report (TIAR) and conducted traffic counts at select area intersections in August and October 2000. The TIAR assumed a total of 100 condominium units within Hualalai Villages-Phase 1 with 6 occupancy expected by March 2003. Intersections studied included the 1) project access driveway at Hualalai Road, 2) Kuakini Highway and Hualalai Road, 3) Hualalai Road and Queen Kaahumanu Highway extension, and 4) Hualalai Road and Nani Kailua Drive. The TIAR concludes that "The first phase of the proposed project is not expected to have an adverse traffic impact on the local Kona roadway network. Traffic levels of service are expected to remain acceptable for all but one traffic movements, for which there is a more prudent alternative route. The project driveway can initially have just one outbound lane and a left turn lane on the northbound approach of Hualalai Road is not required." The Department of Public Works did not express any specific objection to the findings of the TIAR, but did recommend that a TIAR be prepared for the master- planned development of the property beyond the Hualalai Villages-Phase I. A State Land Use Boundary Amendment and Change of Zone will be required for adjoining lands to accommodate the applicant's future implementation of its master-planned development. As recommended by the Department of Public Works, a TIAR will be required as part of these future applications to assess its comprehensive impacts to traffic in the area. Access to the project site from Hualalai Road will be provided by a private roadway identified as Road D on plans submitted by the applicant. Road D will provide access to not only both Hualalai Villages-Phase lA and the project site, but eventually the remainder of the applicant's future master-planned development on lands makai of the project site. The alignment of Road D also provides an opportunity to physically connect with the Lelehuna Street stub-out located within Kona Hillcrest Subdivision to the south. Interconnectivity between subdivisions and between other developed areas is a basic fundamental of good planning to accommodate unanticipated emergencies as well as the distribution of traffic. In tdais pcaa°ticaclar instance, the primary reason for seeking a connection between Road D and the Lelehuna Street stub-out is to provide an emergency escape route and apedestrian/bicycle route for the residents of Kona Hillcrest Subdivision. It is recommended that Road D be constructed to standards acceptable to the Department of Public Works and aknock-down barrier or other acceptable form of barrier be installed to prevent vehicular through traffic except in emergency situations. 7 By providing the physical connection of these two roadways, it forever preserves an option for the residents of Kona Hillcrest Subdivision to allow for vehicular traffic should circumstances, and the sentiments of the residents of Kona Hillcrest Subdivision, change. Water to support the proposed condominium project will be made available from the County's water system. The Department of Water Supply has confirmed that water can be made available from an existing 20-inch waterline in Kuakini Highway and an existing 8-inch waterline within the project site. The applicant has developed a water system master plan that is currently being reviewed by the Department of Water Supply. The applicant proposes to tie into the County's Kealakehe Wastewater Treatment Facility through an existing sewer line through the University of the Nations complex which connects to the County sewerage system along Kuakini Highway. Police services are available nearby from the County's Police Station at Kealakehe located north of the project site near Honokohau Harbor. Fire and emergency services are available from the station at the intersection of Palani Road and the Queen Kaahumanu Highway. Electricity and telephone services are or will be made available to the project site. As recommended by the Department of Environmental Management, a condition of approval of this change of zone request will require the applicant to prepare and secure approval of a Solid Waste Management Plan prior to the issuance of Final Plan Approval for the proposed condominium development. 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. As recommended by the Department of Public Works, a condition of this favorable recommendation will require the applicant to prepare a drainage study for the project. Furthermore, the Master Plan for Kailua-Kona identifies a proposed storm sewer alignment through the project site. Again, a condition of this favorable recommendation 8 will include a requirement that the applicant consult with the Department of Public Works regarding the location of the proposed storm sewer as well as develop a drainage master plan for all offsite drainage affecting the project site. Based on the above findings, this request to reclassify the subject property from an Agricultural (A-1 a) to l0~ultiple Fanyily l~esiclential (>~-4) zoned district would result in an appropriate land use pattern and further benefit the general public. The accompanying draft bill to amend Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. 9 ~t' 1,. ~ CUP3~nc®apitF.Zdsadoc-®4/29/2 iT ®1F° 1m~1^.1~ a'111C°~®1s ~g ry ~q~pg~,g~81~ s~o®1'®g°r l~~.r~~~~v91~ i.Ce Gift®835~1~5 ~1~ A~~~i~~Al~e A. The applicant, successors orassigns shall be responsible for complying with all of the stated conditions of approval. The required water co ent payment shall be submitted to the Department of Water Supply in accordance with its '°~1Vater Commitment Guidelines Policy" within ninety (90) days from the e~'ective date of this ordinance. C. 1~inal Plan Approval for the proposed gnultiple family residential development and its related improvements shall be secured from the Planning Director in accordance with the Zoning Code, Sections 25-2-71 (c)(3), 25-2-72, 25-2-74 and 25-x-12 with five (5) years firm the effective date of this ordinance. Plans shall identify proposed structaeres, fire protection measures, access roadway(s) and driveway(s), parking area(s) and landscaping associated with the proposed development. D. Primary access to the project site from Hualalai Road shall be via Road D as identified on plans submittal by the applicant as part of this Change of Zone ' ' Application..~irect prir~aryaccess from the project site onto Hualalai Road shall - - be prohibited. Road ~ shall be limited to effiergency uses only and: shad be designed and constructed to standards meeting vni~h~ the approval of the'1 Department of Public Works aid the State Department of Transportation. ~ E. Road D, as identified on plans submitted with the applicant's Change of Zone Application, shall be designed and constructed to standards meeting with the approval of the Department ®f Public i~orks, The applicant shall extend Road D to the.south. to .provide..a-physical..connecti®n ~vith.the Lelehuna Street ~tixb--out within I~oaia I~illcrest Subdivision in a rrganner meeting with the approval of the Department of Public Worlcs_ A knock-down barricade or other form of acceptable barrier to vehicular traffic shall be erected by the applicant upon completion of this'roadway coamection and shall be removed at any tune upon request by the Planning Director. Prior to requesting removal of this vehicular ~ r""~ r- r F j~ barrier, the Planning Director shall first consult with appropriate representatives ~ of the Hualalai Villages condominium complex and Kona Hillcrest Subdivision. Perpetual easements) to allow for public access over and across Road D shall be provided in favor of and at no cost to the County of Hawaii prior to issuance of a Certificate of Occupancy for any portion of the proposed development. The applicant shall dedicate Road D, in its entirety, to the County of Hawaii upon request by the Planning Director. P. The applicant shall provide improvements to Hualalai Road in the vicinity of the project site and its Haalalai Road-Road D intersection and dedicate such improvEments to the County of Hawaii prior to the issuance of a Certificate of Occupancy for any portion of the multiple family residential project. These improvements to Huatalai Road include the widening of Hualalai Road and its right-of--way; installation of a left-tum lane at its Road D intersection; curb, gutter and sidewalk improvements, and other improvements as may be required by the Department of Public Works. G. A drainage study of ~e project site and immediately surrounding area, including an assessment of a proposed storm sewer to be located within project site as recommended by 'The Master Plan for Kailua-Kona, shall be conducted by the applicant and approved by the Department of Public Works, prior to theaubmittal of plans for Final Plan Approval Review. Drainage improvements, if required, shall be constructed meeting with the approval of the Deparment of Public Works prior to the issuance of a Certificate of Occupancy for any portion of the multiple family residential project. H. The applicant shall submit a Solid Waste Management Plan for the development to the Department of Environmental Management for its review and approval. A copy of the approved Plan shall be submitted to the Planning Department prior to the issuance of Final Plan Approval. I. Should any remains ofhistoric sites, such as rock walls, terraces, platforms, marine shell concentrations or human burials be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources - -2- f~= State Historic Preservation Division (DLNR-SHPD) shall be ' ediately notified. Subsequent work shall proceed upon an archaeo ogical clearance from the DLNR-SHPD when it finds that sufficient mitigati measures have been taken. J. To ensure that the Goals and Policies of the I-Iousin~Elemerit of the General Plan are implemented, the applis~nt shall comply with the reauir_ ~mentc f Chapter 11, Article 1, Hawaii County Code relating t~Affordable Hosing Policy. Thy requirement shall be approved by the County Botts' _ o final subdivision approval of each increment. K. The applicant shall make its fair share contribution to mitigate the potential regional impacts of the subject property with respect to packs and recreation, fire, police, solid waste disposal facilities and roads. The fair share contribution shall be initially based on the representations contained within the change of zone application and may be increased or reduced proportionally if the lot counts are adjusted. The fair share contribution for each lot shall be based on a maximum density for each lot as determined by the zoning resulting from this change of zone. The fair share conlriba~tion shall become due and payable incrementally as the subdivision is built out. The fair share contribution in a form of cash, land, facilities or any combination thereof shall be determined by the County Council. 1. The fair share contribution maybe adjusted annually beginning three years• after the effective date of this ordinance; based on the percentage change in the Honolulu Consumer Price Index (HOPI). In lieu of paying the fair share contribution, the applicant may construct and contribute land, improvements/facilities related to parks and recreation, fire, police, solid waste disposal facilities and roads within the region impacted by the proposed development, subject to the approval of the appropriate agency(ies). Any contributions required by this ordinance that exceed the fair share requirement of this proposed development shall, at the applicant's request be credited towards any of the applicant's future developments that require infrastructural impact contributions. -3- , L. The applicant shall comply with all applicable laws, rules, regulations and requirements of affected agencies for approval of the proposed subdivision within the subject property. M. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance. N. An initial extension of time for the performance of conditions within the ordinance maybe granted by the Planning Director upon the following circumstances: 1. The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. 3. Granting of the time extension would not be contrary to the original reasons .for the granting of the change of zone. 4. The time extension granted shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be performed within one year maybe. extended for up to~one additional year): 5. If the applicant should require an additional extension of time, the Planning Director shall submit the applicant's request to the County Council for appropriate action. O. Should any of the conditions not be met or substantially complied with in a timely fashion, the Director may initiate rezoning of the subject area to its original or more appropriate designation. -4= . C. zr ~s~o~s~ ~o co~~ os pro ~ ~~o~®s~~.. ~~oN~1]EC'~'~lt ~oA~~ To ANA ~ sT MX N is . 1v1Y' ADI,SS IS D~'J~~G~- . Is~IYAT~Fi~LTpC$ ~~T,(S t$~~$NT~~ Tai ,IN~~a}S~yCO/~N(C~ER°I~`T$I7N~Ca Tp~ PR®FOASEJ~yivv"C/®'1N]~N(ECTtJR y~~®+$ ~~°'~'9g9~y~~~$A~~~11V1 $A4Jd1$.l`SL~~ r~J~L1~l L+ 1~d~6~~~g2 ~®N~i l~+~l.+b9~'.47~ ®N P///tA•/!j 1 /r~ SrV ' ~ ~ ~ - ems'" r $I~N ~ ea.~~P ~•d~•®~ 1 J4 ~x p~~~ id Wti9~:60 Z00Z Z0 'F'EW 99~96Z£ 808 'ON Xtid '9Nti ~zand wo~~ From: Samuel Elarionoff 571 Ulukou Street Kailua, Hawaii 96734 Owner : TMK 7-5-031-047 Kona Hillcrest To: Geraldine Giffin, Chairwoman Hawaii County Planning Commission 25 Aupuni Street, Rm 109 Hilo, Hawaii 96720-4252 cc: Mr. Christopher Yuen Mr. Dennis Lee Ms. Nancy Pisicchio Mr. Peter Young Subject: PROPOSED "CONNECTOR ROAD" TO KONA HILLCREST Dear Geraldine Giffin and others, The proposed "connector road" through Kona Hillcrest subdivision appears at first to be a suitable alternative solution to some of the problems.The problem is that it creates other problems of greater significance. It would be more acceptable to proceed with the planning if the existing roads through Kona Hillcrest were adequately improved to facilitate the additional traffic and provide a safer transition when exiting or entering the proposed new subdivision. If in your planning you aquired additional property to widen and landscape the streets, install sidewalks, bike paths, ;:street lights and speed bumps plus install traffic lights to accomodate entry and exit to the subdivision it would be most acceptable. However compromising any of the aforementioned improvements will certainly result in an unacceptable number of accidents . ~.ym.,= _ _ _ and possible deaths to children in particular, who live in or are visiting the subdivision. If one has visited the area, one would surely recognize the inadequacy of the existing streets. Considering the additional proposed consruction for future phases, the choice for entry and exit will most certainly become the streets through Kona Hillcrest. Improvements, as I have suggested, would only upgrade the streets to what has become more commonplace in new constructions. Sometimes no improvements is the best improvements. As a rule of thumb, "the more accessible, the greater the usage". Projects like this "CONNECTOR ROAD" better serves the community if not built at all thus saving money and possibly, but more importantly, lives. Nave you considered alternatives like "bicycle only access" to encourage alternative means of transportation ? Thank you for your time. Sincerely, Sam Elarionoff 6v9Y l~tESP®NSE ~Q B°9A144fAI~ ~®116V7'~ 41~~ICIr4LS €tE(~AQ°RDW~pi,V~G '~~°HI®#$~~~®wP®~li<Il~ \\\°'ie®IN®®~p~e/~ 1g,~®R Rs®®I~$®Ol MY NAME IS:' Kathleen Kuikahi MY ADDRESS IS: 75-263 Pumehana St. Kailua-Kona MY THOUGHTS AND FEELINGS CONCERNING THE PROPOSED CONNECTOR ROAD" FROM HUALALAI VILLAGE THROUGH KONG HILLCREST ON LELEHUNA STREET: When I flr~t heard that the commission was considering the requirement of a connector road through the Hualalai . Village proiect and then through our sub-division I thought back on when I lived in Alii Kai Sub Division, how the children planed in the road Then I remembered the feelings I had when the county opened the road between Alii Drive and Kuakini Highway Royal Poinciana became a dangerous road. Children no longer could plan safely in the front of their homes Speeding_vehicles would pass the school buses and "fly" down the road. That is the reason I declined the offer to purchase the home I was renting. When we found this home, I liked the fact that the subdivision is for the most mart quiet Neighbors look out for each other. Christmas time the maiority will decorate their homes and yards. T1~e children have a park here to play in, althou h there are no layground equipment, there is a volleyball court that is highly used by lame families X20 and more). Little league ball is planed here each week during their season. And it is that time that concerns me the most. Oni Oni Road is narrow, especially at the park area. Children run back and forth to their cars You can only get one car through that area at a time. Ry_putting a connector road through this area ~rou would be putting a lot of children at risk. It would be setting the area up for a lot of accidents. I'm sure that if u were to come to the subdivision and look at the streets and the children and the cars that you would agree with us We ask that you would not put a connector road through this area. When the Alii Parkwax is built we will have the connector road that is needed for the area. Please reconsider Please listen to the people who will be affected daily in a negative manner. Please do not make a decision that is not safe. WE all need to learn from the mistakes of Alii Kai Subdivision and not re eat it here in Hillcrest I thank you foryouur time. And again I invite you to come and walk through our subdivision when the childre re home and la i t streets: Or waitin at one of the 3 school bus sto son Oni Oni Street. SIGNED ~f l~~lt~/~~ `h. ~,1. ,r~r°<'~~~- DATED _ / ~'i ~ c: cc: ' ~<<~;, ~Gr`P it's c~i~r-:. Christopher Yuen - " `f k:~` Dennis Lee ' Nancy Pisicchio Peter Young _ _ < < C ~ ~ E, < l~~`c"~ <c~t <:; r~ F Y:: Harr && Kathy K~~ui++kpayhi® Teo: Christopher Yuen Date: 4/30102 Time: 9:18:32 PM Page 1 of 2 ~~V~~f~ V~~ ry'®: Christ®pher Yuen From : Harry & Kathy Kuikahi Sent : 4/30!02 at 9:15:38 PM gages : 2 (including Cover) Subject Regarding the public hearing dated May 2002 - From: Tarry & Kathy Kuikahi To: Christopher Yuen Date: 4130!02 Time: 9:18:32 °M Page 2 of 2 MY IftESP®R95E T® I~E~~ii ~S)UIV~ (3~iFI~IAf~ ~IE~AIt~I~lt~ "I'FII~ Pty®POSIE~ - ; ~fl~liVE~ RSA®'° "T'® K~NA ifI1~IL~ST MY NAME IS: Kathleen Kuikahi MY ADDRESS IS: 75-263 Pumehana St Kailua-Kona MY THOUGHTS AND FEELINGS CONCERNING THE PROPOSED " CONNECTOR ROAD" FROM HUALALAI VILLAGE THROUGH KONA HILLCREST ON LELEHUNA STREET: When I first heard that the commission was considering the requirement of a connector road throuah the Hualalai Villaae proiect and then through our sub-division I thought back on when I In+ed in Alii Kai Sub Division. how the children nla~+ed in the road Then I remembered the feelings I had when the county opened the road between Alii Drive and Kuakini Highway Royal Poinciana became a dangerous road. Children no longer could plan safely in the front of their homes Seeding vehicles would pass the school buses and "flt~' down the road. That is the reason I declined the offer to purchase the home I was renting When we found this homeR I liked the fact that the subdivision is for the most part quiet Neighbors look out for each other. Christmas time the maiority will decorate their homes and~oards. The children have a park here to play in although there are no playground equipment there is a volleyball court that is highly used by large families (20 and~t ore) Little league ball ,~s played here each week during their season. And it is that time that concerns me the most Oni Oni Road is narrow, especially at the park area, Children run back and forth to their cars You can only get one car through that area at a time. By putting a connector road through this area xou would be putting a lot of children at risk. It would be setting the area up for~0ot of accidents. I'm sure that if you were to come to the subdivision and look at the streets and the children and the cars that you would agree with us We ask that.,you would not $ut a connector road through this area. When the Alii Parkway is built we will have the connector road that is needed for the area. Please reconside~Please listen to the people who will be affected daily in a negative manner. Please do not make a decision that is not sa#e WE all need to learn from the mistakes of Alii Kai Subdivision and not repeat it here in Hiilcrest I thank oy u for amour time And aaain I invite you to come and walk through our subdivision when the children are home and planing the streets Or waiting at one of the 3 school bus stops on Oni Oni Street. SIGNED ~eztPeleera. ~uileexdea DATED ~IZlI; 30,, ~00~3 cc: Christopher Yuen Dennis Lee Nancy Pisicchio Peter Young «~WA7E,;S * i"b a~ ~ ~~~~~°T'leol~f01T' 11V~a~~Ft SUe~'Pl,-Y • C®lJfd~T"Y HAWAII Gr r 345 KEKUANAOA STREET, SUITE 20 HILO, HAWAII 96720 TN ~F: HAW 9i~: s TELEPHONE (808) 961-8050 FAX (808) 961-8657 May 21, 2002 U of N Bencorp 75-165 Hualalai F12 Kailua-Kona, HI 96740-1742 V4~ATER CO1VIlVIITIVIENT RECEIPT STATE LANI3 USE POUl`tDARY AIViENDllRENT APPLICATION (SLU 02-003) CIEIANGE OF ZONE APPLICATION (REZ 02-005) TAX 1VIAP ICY: 7-5-017:POR. 007 This is to acknowledge receipt of the $8,100.00 water commitment deposit for the change of zone for the subject parcel. We are enclosing Receipt No. 231852 and a copy of the Department's "Water Co~nrriitment Guidelines Policy" for your files. In accordance with the Department's "Water Commitrraent Guidelines Policy," a water commitment for the proposed development is hereby granted until May 31, 2005. This water commitment is in the amount of 32,400 gallons per day or 54 additional units of water at 600 gallons per day per unit. For the applicant's information, final approval of the project and commencement of water service 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 both peak- hour flow and fire-flow conditions (minimum diameter of mains shall be 12 inches), b. service laterals that will accommodate an appropriately sized meter to each set of buildings, and c. fire hydrants spaced not more the 300 feet apart. Submit construction plans prepared by a professional engineer, registered in the State of Hawaii. 2. Remit the prevailing facilities charge balance and capital assessment fee, which are subject to change, of $259,740.00. 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 water service being granted. Facilities Charge One 1St service at $940.00 each $ 940.00 54 additional services at $4,350.00 each +234,900.00 Subtotal $235,840.00 VVater ~rirc~C~ pro~Ne~~... U of N Bencorp Page 2 May 21, 2002 Water Corninitrnent Deposit paid as of May 2002 - 8,100.00 Facilities Charge Balance (Subject to Change) 227,740.00 Capital Assessment F'ee 54 additional services in North Kona at $500.00 each + 27,000.00 Total (Subject to Change) $254,740.00 The total water commitment deposit paid to date is $8,100.00 and the total facilities charge is $235,840.00. For your information, the amount of the water commitment deposit may exceed the prevailing facilities charge amount; for example, when requests for time extensions continue and are approved. Until the development is finally completed, these are separate and unrelated items. In the event that water commitment deposits exceed the facilities charge, no refunds-.are applicable. With this understanding, the current facilities charge and capital assessment fee balance is $254,740.00. 3. Submit the appropriate documents, properly prepared and executed, to convey the water system improvements and necessary easements to the Water Board of the County of Hawaii. A registered land surveyor shall stamp and certify the metes and bounds description within the conveyance documents. Conveyance of the improvements and easements are required prior to water services being granted. 4. Comply with all other applicable policies and requirements of the Department's Rules and Regulations. Noncompliance may be cause for voiding this water commitment, at which time availability will be subject to change in accordance with prevailing water system conditions, policies, and Rules and Regulations. Should there be any questions, please call our Water Resources and Planning Branch at 961-8070, extension 1. Sin re ours, /Milton D. a ao, P.E. Manager BCM:jkh Enc. copy - (w/o enc.) Planning Department (w/o enc.) Mr. David Ross .:vim ~ "'s h 'm. c~._ ~ ; J:S'~ ~ f f ~ '~w s w 1Vlp~i 1 'a7.~J 7L~JpS~g~t-gd~1~~ 1~~g1g~1T1,1 T,~ ~r'A~•bTi'V V\ A~3 p4.iTViVp~L7~ ~+~3g1~iA~dgp~T~o I"Z'tV~T~s'3~.1.J 661T.1~a ~t 1 ~yp~T T~kJq~97 ~'~$;~.,Ci,~,~3O1~bg~".+8~ C3Vy^~~rd'&~S~'A.4 Y A1.rL~Ldse .L-S~.L~~d.61-dS~ ~t'V~ LLr.?~ ~1Y ~s~:6.i~~8i~./1~7-~ M91d~~~1. n> ~a / My family opposes this proposal of a connecting road. The safety of our children arc at stake and the added noise will be disturbing. There are many young ones in this subdivision that stay within its boundaries to play with other kids. Whether walking to friends/family homes, to the park, or just hanging on the side, these areas are their playground. With the added congestion of cars, it puts them in a more vulnerable position to take extra precaution to ensure their safety. Another factor is that of people who use this roadway to reverse out of their driveway. In the lower part of the subdivision, there are blind spots that have proven to be hazardous. Cars already use high speeds. They could be blindsided by someone who is not familiar with this road and who will not take precaution in unfamiliar territory. Creating a connector road. will only create congestion to a road that sufficiently supplies enough room for the subdivision itsef. Not only will this connector road provide access for your development but also to those in the surrounding communities who will without doubt use this road as a "short cut" to get to Alii Drive, to Pottery Terrace and other areas that would reduce their driving time using this road. We value our home, children, and neighborhood. Don't change anything that has been here for many decades. Infringe on the rights of your development to make the needed changes. Inconvenience the people of your development. Take care of what is yours and leave ours alone. Mav-08°2001 09:15am From-SMITH BARNF" KONG 808°329°4566 T-058 P.001/001 1:-510 1VIY ASP®IWS~ 'I'O 7C® ~~NA SST` , . a~ ~ 1 v ~ ~ - g--.._ ~ IviY.~DDR~SS IS lYA l l i~i®V VSl l il LA~'dJJ ~~ddl`I V ?7 k.~b7.tV Vi•au~.~-~ ~ iJ 117.~i ~~®~®671id1 661s®S`ILV$S`e/~®~ IZ~.A.I~" lF~®M I~i'3A~A,I.~ LA(~l~ ']COUC~~i IKONA I.,LCSfi Old A S ~ ' G r~ ~