HomeMy WebLinkAboutCOM 0673.000 2000-2002 4v oc y~
Harry Kim ' Dixie Kaetsu
Mayor Managing Director
rp oF~waad Deputy Managing Director
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25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (808) 961-6553
KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, 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
Kilo, HI 96720
Dear Chairman Arakaki and Members:
Stikk Land 1~e ~ouh€€~.i;r Arnn~~ert .'application (SLU 02-001)
~P*'y~ f r: hl~''''uc~~~ls tt~ Urc~Ji~t
Cl~~n~e of ;?one <`~ppfc~tion ~~EZ 02-003)
Refl~lest: ~ z~l icl,€lt~ural (A-5a) to Sin~~c Family Residential (RS-15)
Ap~~l~canv: ~<>x-t T C'~har~l?. Te-~lst
Tai Map ~Ly: 7~3-x: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 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
Change of Zone Application (REZ 02-007)
Applicant: Yoshiko & Sasan Bakhtiary
Request: A-Sato FA-2a
Tax Map Key: 7-7-7:46
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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 Man Kev: 6-4-4:23
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,
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/ Harry Ki
Mayor
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Enclosures
cc: Planning Department
J~4Y OF h47y
Harry Kim /
Mayor 1 ~
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PLAl®TNING CONil!'IISSIOI~
101 Pauahi Street, Suite 3 Hilo, Hawaii 96720
(808)961-8288 Fax (808)961-8742
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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
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-Sa) to Single Family Residential (RS-15) for approximately 6.906 acres of land.
The property is located to the west (makai) and borders Mamalahoa Highway and `Ili`ili Street,
and north of Kona Palisades Subdivision, Kalaoa 4`", North Kona, Hawaii.
The Commission concurs with the following findings as recommended by the Planning Director:
State Land Use B®undary Aanend>rnent
The approval of the reclassification from the State Land Use Agricultural to the
Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised
Statutes, nor will it be inconsistent with the Land Use Commission Rules, the County
General Plan and the Hawaii State Plan. According to the Land Use Commission Rules,
one of the standards for considering an area for urban reclassification states that "In
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
determining urban growth for the next ten years, or in amending the boundary, land
contiguous with existing urban areas shall be given more consideration than non-
contiguous land, and particularly when indicated for future urban use on state or county
general plans." The subject property does conform to this standard as it is situated in the
immediate vicinity of existing Urban-designated lands. These lands include the nearby
Kona Palisades and Kona Coastview Subdivisions. The applicant's request to designate
6.904 acres into the Urban District reflects the infilling of Agricultural-lands within this
section of Kalaoa, 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 Urban Expansion.
Urban Expansion Area allows for a mix of high density, medium density, low density,
industrial and/or open designations in areas where new settlements may be desirable, but
where the specific settlement pattern and mix of uses have not yet been determined. This
request is to allow an urban development, a planned low-density residential subdivision.
Low Density Urban development is defined as Residential uses at a density of four units
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
per acre and certain neighborhood commercial uses are permitted within this designation.
The applicant's request would allow for a single family residential subdivision that will
maintain a density of approximately 2 units per acre. The LUPAG Map component of the
General Plan is a representation of the document's goals, policies, standards and courses
of action. It is also a graphic depiction of the physical relationship between the various
land uses. The LUPAG Map establishes the basic urban and non-urban form for areas
within the County. The area under consideration is consistent with the urban form
established for this section of the North Kona District as depicted on the LUPAG Map.
The Kona Regional Plan, adopted by the Planning Commission in 1984,
recommends the area for residential units at a density of four units per acre. The
applicant's proposal is asingle-family residential subdivision at a density of roughly
2 units per acre. The project site is in close proximity to Kona Coastview and Kona
Palisades Subdivisions. The proposed reclassification is for a similar Urban land use
designation that both these subdivisions currently retain. Thus, the requested boundary
amendment would be in the direction of fulfilling the recommendation of the Kona
Regional Plan to provide for low density residential uses within this section of North
Kona.
The property is situated within close proximity to the employment center of
Kailua-Kona. The subject reclassification is for land located just three miles from the
urban/retail/employment center of Kailua-Kona, and thereby conforms with the Land Use
Commission Rules which encourages urban developments in close proximity to existing
developments and in close proximity to existing services and facilities.
The property is or will be provided with all utilities and services, which are
essential to accommodate urban development. The applicant proposes to construct a
15-lot subdivision, with lots no smaller than 15,000 square feet. Access to the project site
will be accommodated by `Ili 'Ili Street, aCounty-maintained roadway with a pavement
width of 20 feet within a 50-foot wide right-of--way. `Ili `Ili Street extends to Ahikawa
Street in Kona Coastview Subdivision and Kiekie Street extends to Ka`iminani Street in
Kona Palisades Subdivision, both of which provide access to the Mamalahoa Highway.
The applicant finds that traffic to be generated by the proposed project should be
accommodated by the existing roadway infrastructure. The Department of Public Works
did not contest these findings, but did recommend that the areas roadway network be
master-planned and provide roadway connections to adjoining lots. The County Council
did adopt a resolution in 1997 to conduct a Comprehensive Traffic Plan for the Kalaoa
area of North Kona that has yet to be completed.
The applicant has indicated that water to the project site will be provided via an
existing 6-inch waterline on `Ili `Ili Street. However, the Department of Water Supply
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
has noted that only 7 units of water are currently available to support the proposed
project. Therefore, a condition of approval will be incorporated within the accompanying
favorable recommendation for a change of zone to ensure that the proposed number of
lots do not exceed the number of available water units. Wastewater generated by the
proposed use will be disposed off via wastewater treatment systems approved by the State
Department of Health.
Police services are available from the County's Police Station at Kealakehe,
approximately five miles from the project site. Fire and emergency services are available
from the station at the intersection of Palani Road and the Queen Kaahumanu Highway,
approximately four miles from the site.
Electricity and telephone services are currently available to the project area.
The property has no severe geological or topographical problems which cannot be
properly rectified or which would render the land unusable. The U.S. Federal Emergency
Management Agency Flood Insurance Rate Map (FIRM) designates the property as Zone
X, area outside of the 500-year flood plain. Any improvements to the property must
comply with Chapter 27 of the County Code relating to Flood Hazard Control. Thus, the
reclassification does meet with the standard which states that the lands included within
the urban district shall be those with satisfactory topography and drainage and
reasonably free from the danger of floods, tsunami and unstable soil conditions and other
adverse environmental effects."
While the subject property is within the State Land Use Agricultural and County's
Agricultural-Sa zoned districts, it is not currently being used for active agricultural
purposes. The State of Hawaii'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 pasture. Much of the
lands in the immediate vicinity of the project site are designated Urban and maintain
residential dwellings. Kona Coastview, Kona Highlands and Kona Palisades
Subdivisions are just some of the residential subdivisions within the immediate vicinity
of the project site.
Therefore, the reclassification ofthis 6.904-acre area from the Agricultural to the
Urban designation will not be detrimental to the reduction ofthis 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
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 5
agricultural lands in more appropriate locations within the North Kona area for Urban
Low Density type uses.
Furthermore, an Urban classification would complement the existing and future
residential land use patterns of the surrounding properties in view of the adjacent Kona
Coastview and nearby Kona Palisades Subdivisions.
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
The applicant is requesting a Change of Zone from an Agricultural (A-Sa) to a
Single Family Residential (RS-15) for approximately 6.904 acres of land. The applicant
intends to subdivide the subject properties into a total of 15 residential lots maintaining a
minimum lot size of 15,000 square feet.
In order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is only
through such a comprehensive policy analysis approach that evaluations and decisions
can be made to better time and stage developments to achieve growth determined by the
General Plan and related planning documents. The implications of these evaluations and
decisions must be also considered as they may have an impact on similar areas in the
County.
The proposed request from anAgricultural-5 acres (A-Sa) to a Single Family
Residential-15,000 square feet (RS-15) zoned district will conform to the following goals,
policies and standards of Land Use Element of the General Plan.
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.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 6
• 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.
A favorable recommendation of this request will also conform to the following
goals and policies of the Single Family Residential Element of the General Plan:
• To maximize choices ofsingle-family residential lots and/or housing for residents
of the County.
• To ensure compatible uses within and adjacent to single-family residential zoned
areas.
• To provide single-family residential areas conveniently located to public and
private services, shopping, other community activities and convenient access to
employment centers.
• The County shall designate and allocate single-family residential zoned lands at
varying densities for future use in accordance with the needs of the communities
and the stated goals, policies and standards.
The request would also complement the following goals and policies of the
Housing Element by creating a mix of residential housing opportunities and maintaining
a housing supply that allows a variety of choice.
• Attain safe, sanitary, and livable housing for the residents of the County of
Hawaii.
• Attain a diversity of socio-economic housing mix throughout the different parts of
the County.
• Maintain a housing supply that allows a variety of choice.
• Develop better places to live in Hawaii County by creating viable communities
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 7
with decent housing and suitable living environments for our people.
• Seek sufficient production of new affordable rental and fee-simple housing in the
County in a variety of sizes to satisfactorily accommodate the needs and desires of
families and individuals.
• Ensure that housing is available to all persons regardless of age, sex, marital
status, ethnic background and income.
The Land Use Pattern Allocation Guide (LUPAG) Map component of the General
Plan is a representation of the document's goals and policies to guide the coordinated
growth and development of the County. It reflects a graphic depiction of the physical
relationship among the various land uses. The requested zone change to a Single Family
Residential-15,000 square feet (RS-15) zoned district conforms to the LUPAG Map,
which designates the project site and its immediately surrounding area for Urban
Expansion uses. The General Plan defines Urban Expansion as an area which allows for
a mix of high density, medium density, low density, industrial and/or open designations
in areas where new settlements may be desirable, but where the specific settlement
pattern and mix of uses have not yet been determined. A favorable recommendation of
the request will allow for a single family residential development that is consistent with
uses permitted within areas designated as Urban Expansion. Therefore, it is determined
that the request is consistent with the Urban Expansion form depicted on the LUPAG
Map for this area of North Kona.
fio further compliment the policies and standards of the Single Family Residential
Element of the General Plan, a condition of this favorable recommendation will require
the applicant to comply with the County's Affordable Housing Policy of the Hawaii
County Code.
The Keahole to Kailua Development Plan, adopted by the County Council by
Resolution on Apri13, 1991, designates the area for Residential Expansion. The
requested change of zone would be consistent with expansion of urban and residential
uses suggested by the Keahole to Kailua Development Plan. Therefore, it is determined
that the request is consistent with other land use planning documents for this area of
North Kona.
On January 22, 1997, the Hawaii County Council adopted Resolution No. 20-97,
which supports the County's proposal to conduct a Comprehensive Traffic Plan for the
Kalaoa area of North Kona, within which the project site is located. The proposed plan
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 8
would include identifying the necessary infrastructural improvements for the area relating
to traffic, traffic safety, water, fire protection, parks and civil defense.
Access to the project site will be accommodated by `Ili 'Ili Street, aCounty-
maintained roadway with a pavement width of 20 feet within a 50-foot wide right-of--way.
The applicant will construct an access roadway, built to standards of the Subdivision
Code, to service the proposed lots. The Department of Public Works is recommending
that the applicant provide improvements to `Ili `Ili Street including a drywell, pavement
overlay, street lights, among other improvements and to dedicate its interest in `Ili `Ili
Street to the County. The applicant does not object to the dedication of its interest in `Ili
`Ili Street nor the requested improvements provided that the cost of these and past
improvements to `Ili `Ili Street are credited towards its required impact fee contributions.
These roadway improvements are being requested in response to anticipated impacts to
be directly generated by the proposed subdivision development. Impact fees are assessed
based on impacts on regional infrastructure caused by cumulative development. For this
reason, the Planning Director does not agree that these improvements to `Ili `Ili Street be
credited to any future impact fee assessment.
The applicant finds that traffic to be generated by the proposed project should be
accommodated by the existing roadway infrastructure. The Department of Public Works
did not contest these findings, but did recommend that the areas roadway network be
master-planned. As mentioned previously, the County Council did adopt a resolution in
1997 to conduct a Comprehensive Traffic Plan for the Kalaoa area of North Kona which
has yet to be completed. In the absence of a completed traffic plan for the area, a
condition will be included to require the applicant to explore additional roadway
connections between the project site and adjoining parcels in consultation with the
Department of Public Works.
The Department of Water Supply has confirmed that water to the project site will
be provided via an existing 6-inch waterline along `Ili `Ili Street. A total of 7 units of
water can be made available to support a portion of the proposed 15-lot subdivision. A
condition of this favorable recommendation will ensure that sufficient water
commitments are secured for each of the 15 new lots within the proposed subdivision by
ensuring that lots to be created do not exceed the total number of available water units.
Wastewater generated by the proposed use will be disposed off via wastewater
treatment systems approved by the State Department of Health.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 10
site is also unlikely. A letter from the Department of Land and Natural Resources
(DLNR) confirms that the proposed subdivision development will not have an impact
upon historic resources.
Based on the above findings, this request to reclassify the subject properties from
an Agricultural-5 acres (A-Sa) to a Single Family Residential-15,000 square feet (RS-15)
zoned district would result in an appropriate land use pattern and further benefit the
general public.
For your favorable consideration, amendments to the SLU Boundaries Map H-7 and
Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) are transmitted.
We are enclosing a copy of the staff background and Department of Water Supply comments for
your information.
Sincerely, „
, . .
~ ,
c_ ~
Geraldine M. Giffin, Chairman
Planning Commission
Lcahoon02pc
Enclosures
cc: Mr. Sidney Fuke
Bart T. Cahoon Trust
Department of Water Supply
Department of Public Works
Brian Minaai/DOT-Highways,Honolulu
State Land Use Commission
Planning Department -Kona
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 9
Police services are available from the County's Police Station at Kealakehe,
approximately five miles from the project site. Fire and emergency services are available
from the station at the intersection of Palani Road and the Queen Kaahumanu Highway,
approximately four miles from the site.
Electricity and telephone services are currently available to the project area.
The Flood Insurance Rate Maps (FIRM) indicate that the area is located in Zone
"X," areas determined to be outside of the 500-year flood plain. There are no significant
drainage ways that adversely affects the project site. While there are no indications of
surface water flow on-site, the applicant will be required to abide by all applicable
County guidelines for run-off generated by the development. The Department of Public
Works has recommended that a drainage study be prepared, and the recommended
drainage system shall be constructed meeting with their approval.
Should the County Council approve the applicant's request for a State Land Use
Urban District and the request for a Single Family Residential (RS-15) zoned district, the
applicant would normally be allowed to apply for an Ohana Dwelling Permit, which
would allow the construction of a second dwelling unit as a separate or attached unit on
both lots. Due to the fact that this subject request will allow the existing parcel to be
subdivided and subsequently allow the applicant to create a second lot, we would be
allowing an additional dwelling to be constructed which would double the existing
density of the area. Although, the Planning Director supports this rezoning request to
allow fora 15-lot subdivision with one home on each lot, the potential to allow thirty (30}
homes may contribute to a cumulative burden on the existing infrastructure (road, water,
etc.), which cannot be supported. Therefore, the Planning Director recommends that a
condition be included to prohibit a second dwelling unit on each lot. The applicant has
stated their intent to incorporate deed covenants.
The predominant soil within the project area is classified by the U.S. Department
of Agriculture, Soil Conservation Service, as Kaimu (rKED) and Punaluu (rPYD). The
project site is not classified as having any agricultural importance on the State
Department of Agriculture's Agricultural Lands of Importance to the State of Hawaii
(ALISH) Map and soils within the project site is classified as "E" (Very Poor) for
agricultural productivity by the Land Study Eureau. Therefore, the requested change of
zone will not have any significant adverse impact on the agricultural resources of the
County.
The project site was previously graded and used for pasturing animals. Given the
improved nature of the project site, the presence of endangered floral and fauna species is
unlikely. For these same reasons, the existence of archaeological sites within the project
BCahoonBR F.7dsa.doc-4/24/02
COLTN~'Y OF IIA~VAII PLANNING DEPARTIVIENT
~ACI~GI~OUNI~ I~POIiT
DAFT T. CAHOON TRUST
STATE LAND USE D~UNDARY A1dIEND16~IENT APPLICATION (SLU 02-001)
CFIANGE Off' ZONE APPLICATI®N (ItEZ 02-003)
DART T. CAIiOON TRUST has submitted applications for a State Land Use
Boundary Amendment (SLU 01-001) from Agricultural to Urban District and a Change of
Zone (REZ 02-003) by changing the district classification from Agricultural (A-Sa) to Single
Family Residential (RS-15) for approximately 6.904 acres of land. The subject property is
located to the west (makai) and borders Mamalahoa Highway and `Ili `Ili Street, and north of
Kona Palisades Subdivision, Kalaoa 4~', North Kona, Iiawaii, TMK: 7-3-5: 97.
GENERAL INFORIVIATION
1. Land Ownersliip: Bart Cahoon, on behalf of the landowner Bart T. Cahoon Trust,
has authorized the filing of the subject Special Permit application.
PROPOSED DEYELOPIVIENT
2. Request: The applicant is requesting a State Land Use District Boundary Amendment
from an Agricultural to an Urban District and a Change of Zone from Agricultural
(A-Sa) to a Single Family Residential (RS-15) zoned district for approximately
6.904 acres of land.
3. Objectives: The applicant intends to subdivide the project site into 15 lots
maintaining a lot size ranging from 15,000 to 20,000 square feet.
4. Pr®posecl Improvements: The access road servicing the proposed lots will be built to
Subdivision Code standards with underground utilities. This access road will be
privately owned and maintained.
5. Other Project Details: The applicant states that deed covenants within each of the 15
proposed lots will prohibit the construction of Ohana dwellings. Within lots situated
along the subject property's mauka boundary, a 10-foot wide landscaping easement
will be established.
-1-
t '
6. Project Timetable: The applicant intends to commence with the development of the
proposed subdivision immediately upon securing the proper governmental land use
approvals.
7. Saapportive Information: See Exhibit B -Applications for State Land Use Boundary
Amendment (Agricultural to Urban) and County Rezoning (A-Sato RS-15), Bart 'J`.
Cahoon Trust dated January 2002
STATE AIe1D COU1oTTY PLAIOTS
8. SLU: Agricultural.
9. GP Consistency: Housing and Land Use elements goals, policies and courses of
action.
10. GP LUPAG lO~Iap: Urban Expansion. This area allows for a mix of high density,
medium density, low density, industrial and/or open designations in areas where new
settlements maybe desirable, but where the specific settlement pattern and mix of uses
have not yet been determined.
11. I~eahole to Kailua (I~toK) ])evelopment flan: Residential Expansion. The K to K
Plan was adopted by the County Council by Resolution on Apri13, 1991. The Plan
was adopted as a guide to be utilized in the development of infrastructure and land
uses in the region.
Upland Residential Zone:
Residential Expansion Areas (800 acres): The expansion areas in the upland zone
would accommodate an additional 3,000 to 5,000 housing units. The project site and
immediately surrounding area is identified as an existing residential area that is
included within the Residential Expansion Area.
12. Dona Regional Plan: The Kona Regional Plan, adopted by the Planning Commission
by Resolution in 1984, recommends the project area for residential uses at a density of
four (4) units per acre (RES-4). This recommended land use is consistent with the
requested zoning designation of RS-15, which can be extrapolated to a density of
roughly 2 units per acre..
13. County Zoning: The subject property is zoned Agricultural-5 acres (A-Sa).
-2-
14. S10VIA: The subject property is not situated within the Special Management Area. It is
located in excess of 3 miles from the nearest coastline.
15. Coastal Zone 1Vlanagegnent, IIItS Chapter 205A: According to the applicant, "it is
concluded that the requested improvements would be consistent with the objectives,
policies and guidelines of the Coastal Zone Management Policies, as outlined in
Chapter 205-A-23, HRS and Planning Commission Rule No. 9 relating to Special
Management Area. "
DESCItI1'TION OF SUBJECT PROPERTIES AND SURROUNDING AREA
16. Subject Property: The project site is located approximately adjacent to and makai
(west) of the Mamalahoa Highway and about 750 feet north of Kaiminani Drive. The
project site is situated about 230 feet north of Kona Palisades Subdivision. There is an
old coffee shack situated on the subject property that will be demolished to
accommodate the proposed subdivision. Other than the coffee shack, the remainder of
the property is vacant and was previously utilized for pasture. The applicant has
planted eucalyptus, ironwood and Mexican cypress trees along the northern and
eastern boundaries of the subject property. Elevations within the property range from
1,600 feet to 1,680 feet above mean sea level.
17. Surrounding Zoning/Land Uses: The subject property is situated in an area located
between Kona Coastview Subdivision to the north and Kona Palisades Subdivision to
the south. These subdivisions are situated within the State Land Use Urban District
and are primarily zoned Agricultural (A-Sa) by the County. However, these
subdivisions are essentially non-conforming residential sized lots ranging between
8,000 to 20,000 square feet. These subdivisions include mixed residential uses and
vacant lands. Between these two subdivisions and in the immediate vicinity of the
subject property are lands that have recently secured or currently requesting State Land
Use Boundary Amendments and Changes of Zone to accommodate single family
residential and commercial developments. These applications (refer to Exhibit A for
locations) include:
-3-
a. TMK: 7-3-005: 030 -Applicant: Ellen M. Garver
Request: SLU: Agricultural to Urban REZ: A-Sato RS-20
Proposal: 4-lot subdivision
Status: pending before County Council
b. TMK: 7-3-005: Por of 32 & 33 -Applicant: David S. DeLuz, Sr. Enterprise
Request: SLU: Agricultural to Urban REZ: A-Sato CN-10
Proposal: Retail and neighborhood commercial center
Status: pending before County Council
c. TMK:7-3-5: 95, Por of 31 & 85 -Applicant: David S. DeLuz, Sr. Enterprises
Request: SLU: Agricultural to Urban REZ: A-SalRS-10 to RS-20
Proposal: 35-lot subdivision
Status: pending before County Council
d. TMK: 7-3-005: 098 -Applicant: Keven & Patricia Rinkenbach
Request: SLU: Agricultural to Urban REZ: A-Sato RS-15
Proposal: 16-lot subdivision
Status: Ordinances adopted by Council-Effective: May 17, 2000
e. TMK: 7-3-005: 089 -Applicant: Peter Dungate
Request: SLU: Agricultural to Urban REZ: A-Sato RS-20
Proposal: 12-lot subdivision
Status: Ordinances adopted by Council-Effective: August 12, 1999
18. U.S.D.A. Soil Type: Soils within the subject property are classified as rKED and
rPYD. rKED is Kaimu extremely stony peat, 6 to 20 percent slopes. The surface layer
is very dark brown extremely stony peat, about 3 inches thick. It is underlain by
fragmental Aa lava. This soil is neutral in reaction. Permeability is rapid, runoff is
slow and the erosion hazard is slight. rPYD is Punaluu extremely rocky peat, 6 to 20
percent slopes. In a representative profile, the surface layer is black peat about 4
inches thick. It is underlain by pahoehoe lava bedrock. This soil is medium acid. The
peat is rapidly permeable. The pahoehoe lava is very slowly permeable, although
water moves rapidly through the cracks. Runoff is slow, and the erosion hazard is
slight.
19. Land Stusly bureau Soil Rating: Soils within the property are classified as "E" or
"Very Poor" for agricultural productivity.
-4-
20. Agricultural Lands of Importance to the State of Hawaii (ALISH) Systepn: Soils
within the subject property are not classified on the ALISH map.
21. FIRM: According to FIRM, the subject site is designated Zone "X", an area
determined to be outside of the 500-year flood plain.
22. F'lora/Fauna Resources: As the subject property has been graded, improved with a
coffee shack and used for pasturing animals, the likelihood of any rare or endangered
flora or fauna is remote. According to the applicant, the project site consists of patches
of Lantana and Christmas berry with various trees such as eucalyptus, ironwood and
Mexican cypress.
23. Archaeological Resources: The applicant has provided the Commission with a letter
dated November 30, 2001 from the Department of Land and Natural Resources -
Historic Preservation Division stating that due to past grading/grubbing activities, no
historic properties will be affected by the proposed subdivision project.
24. Cultural or Native Gathering Rights: According to the applicant, the proposed
project is not anticipated to have any potential adverse impact upon cultural and
historical resources of the area. The applicant is unaware that the property was used in
the past for gathering of plants by native Hawaiians. The applicant f nds it unlikely
that the property serves such gathering practices today since it has been in pasture for
over 50 years.
25. Public Access: According to the applicant, the project site does not provide public
access to coastal areas.
PUBLIC U3'ILITIES AND SERVICES
26. Access: Access to the subject property will be provided by `Ili `Ili Street, aCounty-
maintained roadway with a pavement width of 20 feet within a 50-foot wide right-of-
way. Access from `Ili `Ili Street to the proposed lots will be accomplished by the
construction of a 50-foot wide, privately-maintained roadway that will be built to
Subdivision Code standards. Utilities will be placed underground.
27. V6~ater: According to the applicant, water to support the proposed subdivision can be
made available from a 6-inch waterline along "Ili `Ili Street. This water line will be
-5-
extended into the proposed subdivision to accommodate the new lots. The applicant
notes that in its discussion with the Department of Water Supply, only 7 units of water
can be made available to support the proposed 15-lot subdivision, making for a deficit
of 8 units of water. The Department of Water Supply does not have an objection to the
change of zone request provided that the subdivision cannot exceed the total number of
available water units. The applicant has stated that it will develop the subdivision in
phases to accommodate the availability of water units.
28. V6'astevvater: There is no municipal sewer system in the area. The applicant proposes
to dispose of sewage via individual wastewater treatment (septic) systems approved by
the State Department of Health. The applicant will provide provisions within the deed
of the proposed lots informing the owners that there are special requirements of the
Department of Health regarding the installation of wastewater disposal systems within
1,000 feet of a drinking water well located mauka of the Mamalahoa Highway.
29. Other Essential Utilities and Services: Electrical and telephone services are or will
be made available to the site. The nearest police station is located at Kealakehe,
approximately five miles from the project site. There is a fire station at the
intersection of Pa1ani Road and the Queen Kaahumanu Highway, approximately four
miles south of the project site.
AGENCIES' CO1VIlVIENTS
30. Kona Soil and dVater 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 maybe 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."
31. Department of 'I'ranspoi°tation: (February 22, 2002 Memorandum)
"1. The cumulative effect of the proposed project and other planned developments
in the area may adversely impact our facilities, particularly at the intersections
of Kaiminani Drive/Mamalahoa Highway and Kaiminani Drive/Queen
Kaahumanu Highway.
-6-
2. The developer should be required to pay their pro-rata share to provide required
mitigative roadway improvements. These improvements should be at no cost
to the State.
3. Any plans for work within State highway Right-of--Way must be submitted to
our Hawaii District Office for review and approval."
32. Department of Health: (February 21, 2002 Memorandum)
"The Department of Health have concerns due to the location of a drinking water well
within a 1000 feet of the proposed subdivision and that there are no sewers in the area.
No cesspool or septic tank system is allowed to be built within the subdivision that
falls within the 1000 feet radius."
33. Department of Land anti Natural Resources: (March 13, 2002 Memorandum)
"We confirm that the project site, according to FEMA Flood Insurance Rate Map
155166 0703 C dated June 1, 1995 (Not Printed), is located in Zone X. This is an area
determined to be outside of the 500-year flood plain."
34. Real Property Tax Division: (February 20, 2002 memorandum)
"There are no comments at this time. Real Property taxes are paid through December
31, 2001)."
35. Department of Publie Works:
(See Exhibit C -March 15, 2002 memorandum)
36. Police Department: (February 19, 2002)
"A review of the zoning application submitted by the Bart T. Cahoon Trust reveals no
immediate serious concerns that would affect police or traffic services. This request
fora 15-lot subdivision will have a normal impact on police and traffic infrastructure."
37. Fire Department:
(See Exhibit D -February 19, 2002 memorandum)
APPLICANT'S RESPONSE TO AGENCIES' COMMENTS
38. Applicant's Response to Department of Public Works comments:
(See Exhibit E -Letter from S. Fuke dated April 18, 2002)
-7-
_
39. Applicant's Response to Fire, State Ilealth and State Transportation comments:
(See Exhibit F -Letter from S. Fuke dated March 14, 2002)
AGENCIES NO RESPONSE or COMMENTS
40. Department of Water Supply, State Land Use Commission, Department of Agriculture,
Department of Environmental Management
PUBLIC COMMEN'T'S
41. No public comments regarding the subject applications were received by the Planning
Department.
-8-
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~PPLICATIOI®TS F°OI~
ST~.TL LAl®TT~ USIE ~OUl~TDAIIY AMLl®TD1VIEl~PI°
(A~ricultural to Urban)
and
COUNTY I~~Ol®TIl®tG
(A-~a to R~-1~)
~~T . C~I3OOl~ TIaUST
I~L~O~ 4th 1®TO1~T~I I~OI®TA, I~W~II
T` 11~IAP ICY: (3) 7-3-0~: 097
Prepared For:
Bart T. Cahoon Trust
Prepared By: .
Sidney M. Fuke, Planning Consultant
January 2002
I
STATE LAND USE POUNDARY A,IVIENDMENpi' APPLICATION
(15 ACRES OR LESS)
COUNTY OF I~AWAII ~ ~
PLANNING DEPARTMENT - ,
_
(Type or legibly print the requested information)
PETITIONER: Bart T. Cahoon Trust
PETITIONER'S SIGNATURE: DATE:
ADDRESS: 3655 Tantalus Drive
Honolulu, HI 96822
PETITIONER'S INTEREST IF NOT OWNER:
TELEPHONE:(Eus.) (Res.) (808) 545-5077 (Fax) None
LANDOWNER(S): Bart T. Cahoon
LANDOWNER SIGNATURE(S): DATE:
Same as above (May be by letter)
ADDRESS:
TAX MAP KEY: (3) 7-3-005: 097
STREET ADDRESS OF PROPERTY: 'Ili' Ili Street
ZONING: A-5a SIZE OF PROPERTY: 6.904 acres
CURRENT STATE LAND USE DISTRICT CLASSIFICATION: Agricultural
REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Urban
AGENT: Sidney M. F~lce
ADDRESS: 100 Pauahi Stree ~ Suite 212
Hilo HI 96720
TELEPI~ONE:(13us.) 969-1522 (Res. g61-6909 ~ (Fax) 969-7996
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Sidney M• Fuke COPIES: Bart T. Cahoon
(See Instructions on Reverse Side)
C~IANGE OF ZONE APPLIC~,~IOl\T
COUNTY OF' I-IAWAII ~ - , _
PLANNING DEPARTMENT -
(Type or legibly print the requested information)
APPLICANT: Bar'tr T. Cahoon T^irust '
APPLICANT'S SIGNATURE: -DATE:
ADDRESS: 3655 Tantalus Drive
Honolulu, HI 96822
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS:
PHONE:(Bus.) (Res.)(808) 545-5077 (Fax) None
LANDOWNER(S): Bart T. Cahoon
LANDOWNER SIGNATURE(S): DATE:
(May be by letter)
LANDOWNER(S) ADDRESS: Same as above
REQUEST: A-5a TO RS-15
(Existing zoning) (Proposed Zoning)
TAX MAP KEY: (3) 7-3-005: 097
STREET ADDRESS OF PROPERTY: 'Ili' Ili Street
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 6.904 acres
AGENT: Sidney M. eke
ADDRESS: 100 Pauahi Street, Suite 212
Hilo, HI 96720
TELEPHONE:(Bus.) 969-1522 (gteS.) 961-6909 (Fax) 969-7996
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Sidney M. Fulce COPIES: Bart T. Cahoon
(See Instructions on Reverse Side)
ATTACHMENT
Residential Rezoning
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
1. If your request is.approved, do you intend to subdivide
the subject land in accordance with the approved change
of zone? Yes
If yes, please answer the rest of question 1 and then to
question 3.
a. How many acres of the requested area do you intena to
subdivide? All
b. Into what lot sizes? 15,000+ square fe
c. If your request is approved, approximately how long
after the date of approval do you expect to submit
your subdivision plans to the Planning Department
for preliminary approval? Immediately
d. Do you intend to build houses on the newly created
lots? No
If yes, please answer the following questions:
On how many of those lots?
At what approximate price range? House
Lots
Total
Approximately how long, after approval of
the subdivision, would the first house be
available for occupancy?
If you intend to subdivide, please submit a
preliminary schematic subdivision plan together
with your change of zone application form.
2. If you have no firm plans of suadivioing the suuject area,
ao you intend to:
a. Se 11 or lease the land to someone ,vho nos Firm
plans?
b. Sell or lease the land to someone wno nos tentative
plans?
c. Sell or lease the '.3nd to someone who nos no plans?
d. Keep it?
e. Otner (please state)
f. If you intend to do either a, b, or c, please elaoorate
on the kind of plans the other party has. Please, also,
include in your answer approximately haw soon after
approval of your rezoning do you expect to transfer the
subject land to another party.
3. Do you think that your request and your further plans
for the land will alleviate the local housing situation? Yes
how? By providing additional homes on the market, thereby
increasing the supply, that should tend to arrest or
reduce the cost of housing.
4. Are tnere any buildings on the subject area? Y
If so, what kind?
There is an old coffee shack which will be destroyed
in conjunction with the development of the subdivision.
bdhat do you intend to do with those buildings if your
request is approved?
-2-
5. Is the subject land currently being used for any
agricultural activitity? Yes
If so, please list the kinds of products grown ana on
how many square feet or acres of land per product.
The site is used intermittently for cattle grazing.
6. T^ your knowledge, has there been any flooding and/or
c_.;inage problem on the subject area? No
If so, please describe ~he problem.
7. Do you think that the roads leading to the subject area
needs improvement? No
If so, what kind':
Is the road adequate for the proposed traffic volume Yes
or load?
8. Y~hat sort of governmental assistance and/or improvements
do you feel will be needed in the subject area when
developed?
Yes No
a. Schools X
b. Roads X
c. Sewer X
d. Drainage ~ X
e. Police Protection X
-3-
Yep No
f. Fire Protection X
g. Recreational Facilities X
h. Public Utilities X
i. Other X
For those checked ~~yes,~~ please elaborate what type or kinds of
irrarovements and/or assistance are needed.
Signature:
Address: ~ ~
Telephone• ® ~ ~
Date : ~T'~"~
PLAl®TNIl~G Al®TD EI®TTVIROI®Tl~IEl®TT"AL DEPORT
FOR ~
STATE LA1~TI~ USE ~OUI®TDAI~Y ~1VIL1®TI)IVILl®TT
(A~ricultural to Ulriban)
And
COUNTY I~E~Ol®TIl®TG APPI.IICATIOP+T
(~-~a to RS-1~)
I~ALAOA PTO' 1®TORT~I I~Ol®1A, ~IAWAII
T l~AP I~EY: (3) 7T360~: 097
Prepared For:
Bart T. Cahoon Trust
Prepared By:
Sidney M. Fuke, Planning Consultant
January 2002
COUNTY ENVIRONIVIENTAL REPORT
STATE LAND USE aced COUNTY REZONING REQUEST
BART T. CAIIOON TRUST
TAX 19~IIAP ICEY: (3) 7-3-05: 97
I~ALAOA 4t9a, NORTII ICONA, IIAVVAII
I. INTRODUCTION
The applicant, Bart T. Cahoon Trust, is requesting a 6.904 acre parcel to be
reclassified into the Urban District and subsequently rezoned from Agriculture (A-Sa)
to Single-Family Residential (RS-1 in Kalaoa 4th, North Kona, Hawaii. (See
Figure 1) The property is located on the maulca side of'lli'ili Street, north of its
intersection with Ka'iminani Drive.
If approved, the applicant intends to subdivide the 6.904 acre area into fifteen (15)
single-family residential lots ranging in size from 15,000 to 20,000 square feet.
II. PROJECT LOCATION
The project area is located at the mauka or eastern end of 'Ili'ili Street, adjacent to
the Kona Palisades Subdivision. It extends from 'lli'ili Street to the Hawaii Belt
Road, Kona, Hawaii. It is adjacent to a recently approved subdivision (Peter Dungate)
(See Figure 2).
The site begins approximately 500 feet north of the intersection of Ka'iminani Drive.
The Ka'iminani Drive/'Ili'ili Street intersection is located approximately 1,200 feet
from the Hawaii Belt Road. It is also the first cross-street intersection from the Road.
III. PROJECT DESCRIPTION
A. Proiect Concelat and Coeeepoeaents
The applicant explored different land use schemes of this site. These included
a twenty-two (22) lot 10,000 square foot lot subdivision that would be
consistent with some of the recent rezoning in this area, as well as lots within
the adjoining Kona Palisades Subdivision.
I-Iowever, after taking into consideration market, infrastructural, and
community factors, the applicant elected to proceed with fifteen (15) lot
subdivision, with lots no smaller than 15,000 square feet. (See Figecre 3) The
gross average density of this project would thus be over 20,000 square feet.
This project would thus be considerably less dense than the prevailing RS-10
density in this area.
1
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The road would be built to standards called for in the Subdivision
Code with underground utilities. It would be kept private and maintained by
the respective lot owners. It is understood that the subdivision plan submitted
herein may change prior to receipt of final subdivision approval to
accommodate County subdivision requirements, appropriate conditions of
approval, and marketing demands.
It should also be noted that the applicant intends to have covenants
incorporated into the deeds of the respective lots to prohibit the construction
of an "ohana" dwelling. There will also be a 10-foot wide landscaped buffer
extending the entire length of the mauka property line
B. Project Ti~aaetable sand Cost
The applicant hopes to secure the necessary State Land Use and County
rezoning approvals as soon as possible and begin the subdivision and
development process immediately thereafter. Tentatively, plans call for having
the lots on the market by the end of 2002 or early 2003.
The estimated cost of the improvements is estimated at $500,000.
IV. INSTITUTIONAL CONSIDERATIONS
A. State Land Use
The subject area is designated Agriculture. To e~BFectuate this project, the
entire site is being requested to be reclassified into the Urban district.
Based on the size of the requested area, no State Land Use Commission
action is required. The County of Hawaii can process both the boundary
reclassificationaad zoning requests.
B. C®aanty General Plan
The County General Plan Land Use Pattern Allocation Guide (LUPAG) map
designates the site Extensive Agriculture with the Urban Expansion overlay.
The Extensive Agriculture designation refers to pasturage and range lands.
This site also has the Urban Expansion overlay. This overlay allows for a mix
of high density, medium, and low density uses.
It should also be noted that the Planning Director's proposed revision to the
General Plan LUPAG map suggests that this area be designated Low Density
Urban.
. 2
Based on the requested Single Family Residential (RS-15) zoning, the project
would be consistent with the current and proposed General Plan and no
amendments would be required.
C. Deft bona Regional Plan
This plan attempts to further define the General Plan and serves as a guide for
decision-makers. It was adopted by the Planning Commission in 194. It has
not, however, been adopted by the County Council.
The Land Use Concept map of this plan identifies ages-4 designation for this
area. This designation suggests residential uses, up to four (4) units per acre.
The requested RS-15 zoning would be consistent with this designation.
D. Keahole to Kailua „~1~ to K) Deve9oprnent Plan
The K to K Plan was adopted by the County council by resolution on Apri13,
1991. This Plan is intended to serve as a guide to help with the planning and
implementation of infrastructural and land use activities.
The designation of this area is Residential Expansion. Accordingly, the
requested RS-15 zoning would be consistent with this Plan.
E. Coining
The County zoning of the subject area was Unplanned, which allowed for a
minimum of 5-acre lots. With the adoption of the new Zoning Code and the
subsequent elimination of the Unplanned category, the site de facto, became
zoned Agriculture (A-Sa).
If approved, the site would be subdivided in a manner meeting with both the
Zoning and Subdivision Codes. Further, all uses and standards consistent with
the requested RS- l 5 zone would be adhered to.
F. Council l 12esolution No. ZO 97
The County Council, on January 22, 1997, adopted the subject resolution.
This resolution called for the County Administration to "initiate a
comprehensive plan to interlink and enhance the community of Kalaoa
through publicly and privately funded improvements, and establish an advisory
committee of representatives from the various neighbors to guide and assist in
planning..." matters such as park/cornmunity center, roadway, and water
infrastructural improvements.
3
The subject property is part of this planning area.
G. Special 1Vlaa~a~erneset ,area
The site is not located within the County Special Management Area (SMA).
As such, no SMA Use Permit would be required. However, as the entire
island falls within the State Coastal Zone Management (CZM) Area, some
discussion of the request's relationship to the CZM Program follows.
The site is not adjacent to the ocean. It is more than five (5) miles from the
shoreline. As such, the proposed action should not have any adverse impacts
on the area's coastal recreational and marine resources nor have any
impacts on beach protectioa~.
The likelihood of this improvement having any impacts to the area's historic
resources is remote. As the site was previously cleared, it would not appear
that there are any archaeological features within the area of the proposed
improvements. Should there be any inadvertent finds during construction of
the project, work will stop until clearances are received from the appropriate
County and State agencies.
The proposed action will involve the construction of improvements in a non-
urban setting. Accordingly, there is a potential visual impact to the area's
scenic and open space resources. However, the project would involve the
eventual construction of asingle-family dwelling on each of the respective
lots. Given the slope of this site, the views of the coastline from the
Mamalahoa Highway should not be impeded.
Relative to the Coastal ecosystems, impacts should be negligible, if at all, as
the site is located well over five (5) miles from the ocean. Notwithstanding
the distance, the nature of the project -residential -and the construction of
only fifteen (15) private wastewater systems are such that potential coastal
ecosystem impacts would usually not be found.
The proposed action will result in creating more residential lots in this area.
This should thus provide short-term construction jobs. In the long run, by
aiding the housing situation, the project could help provide the needed support
for the expansion of the area's economy. In so doing, the project could aid
the area and island's economy and the overall econoanic use of this-site and
the area in general.
Because of its distance from the shoreline, the site should not be subject to
coastal hazards.
4
Relative to the managing development objective, this function is more
applicable to the "authority" or approving agencies. However, it is noted that
the request would operate and be constructed within the scope of the Zoniaxg
Code. The subject site would be zoned RS-15, and the requested use and
design/parameters (parking, height, setback, etc.) would be consistent with
said zoning. In that regard, the project would be consistent with this policy.
Finally, in terms of the public partieipation objective, this is generally a
public agency function. This is achieved through the Marine and Coastal Zone
Management Advisory Group (MACZMAG) and the public hearing process
required pursuant to the Planning Commission's Rules and County Council's
meetings on this application. Notices of this application will be sent by the
applicant to surrounding property owners of the submittal of the application,
and again, prior to the public hearing.
Based on the foregoing, it is concluded that the requested improvements
would be consistent with the objectives, policies and guidelines of the Coastal
Zone Management Policies, as outlined in Chapter 205-A-23, HRS -and
Planning Commission Rule No. 9 relating to Special Management Area.
II. Other Permitting Considerations
Should these applications be approved, other permits would still be required.
These would be of the "ministerial" variety, such as Subdivision Approval,
Underground Injection Control (UIC) permit, and the like.
V. ENVIRONMENTAL C®NSIDERATIONS
A. GeneralI)eserilrtion
The elevation of the site ranges approximately between one thousand six
hundred (1,600) to one thousand six hundred eighty (1,680) feet above mean
sea level.
The mean annual rainfall in this area ranges between 50 and 75 inches. The
wetter months tend to occur between October through April. The mean
annual temperature is about seventy five (75) degrees Fahrenheit, with the
warmer months during the summer. Because the site is situated on the
leeward side of the island, winds tend to be light and variable. Slight easterly
winds occur during the day, while westerly or mountain winds are prevalent
during the evenings.
5
The parcel is somewhat odd shaped. It has about a 290-foot wide frontage
along 'Ili'Ili Street, which then tapers off to about 200 feet mid-way of the
site up to the Mamalahoa Highway.
With the exception of a sgnall coffee shack, the site is vacant of any structures.
The shack will be demolished during the construction of this project, The site
essentially has been used in the past periodically for cattle grazing. The
applicant has also planted a variety of introduced trees such as eucalyptus,
ironwood, and Mexican cypress on the northern and eastern boundaries.
13. Soils and 'I'o~og~~hy
The topography of the site slopes slightly in a mauka (east) to makai (west)
direction. There is a gradual 10 to 15 percent slope from the 1l~lamalahoa or
Belt Highway to the 'Ili'ili Street end of the project area.
The US Department of Agriculture Soil Conservation Service Soil Survey
Report classifies the soil to be of the Kaimu (rKED) and Punalu'u Series. The
Kaimu series is characterized by well-drained, think organic soils over Aa
lava. Permeability is rapid, runoff is slow, and the erosion hazard slight.
Generally, this type of soil is not suitable for cultivation.
The Punalu'u Series consists ofwell-drained thin organic soils over pahoehoe
lava bedrock. Permeability is rapid, runoff is slow, and the erosion hazard
slight. This type of soil was typically used for cattle grazing.
The Land Study Bureau Overall IVlaster Productivity Rating for the subject
area is Class "E" (E301) or poor. This designation suggests that the site does
not have a very high potential for agricultural productivity. The Bureau notes
that this soil series (Pahoehoe with Moaula) has frequent outcrops of
pahoehoe and is poorly suited for machine tillability. The soil texture is
moderately fine, the color is dark brown; and the parent material is volcanic
ash and pahoehoe. It is moderately 'drained, and because it is rocky with
frequent outcrops of pahoehoe, it is not suited for machine tillability.
The State of Hawaii's Agricultural Lands Of Importance to the State of
Hawaii (ALISH) maps does not classify this site as being either "prime,
unique, or other" agricultural land.
6
C. Natural Hazards
1. Drainage
The US Corps of Engineers' Flood Insurance Rate Mats (FIRM)
designates the project site to be located in Zone X, areas outside the
500-year flood plain.
2. Tsunaani Hazard
As the site is located over 5 miles from the ocean and near the 2,000
foot elevation, it is located outside of the Civil Defense's Tsunaarri
Evacuation Zone.
3. Volcanic and Earthquake Hazards
The United States Geological Survey (USGS) classifies the area as
Lava Flow Hazard Zone on a scale of ascending risk 9 to 1. The
populated area of Kailua-Kona also fall in this category, while the City
of Hilo is classified Zone 3. There is very little that can be done to
mitigate this situation and reflects an ongoing threat to all residents
and businesses in these areas.
The entire island of Hawaii falls within Earthquake Zone 4, according
to the County Building Code. As such, certain structural requirements
will be needed and taken during the building permit process to address
this seismic hazard.
D. Flora/Fauna
Although there were no professional surveys conducted of the floral or faunal
resources of the site, the applicant does not believe that rare or endangered
floral or faunal resources are likely to be found within the subject site.
The site has already been cleared by bulldozers in the past. Further, the site
has been and intermittently continues to be used for cattle grazing. A visual
inspection of the site, however, notes that the presence of patches of Lantana
(Lantana carnara) and Christmas Berry (Schinus terebinthifolius. The
applicant has also planted eucalyptus, ironwood and Mexican cypress trees
throughout the property.
Thus, floral impacts should be minimal.
7
.
The site is not known or registered as a habitat for rare or endangered animal
life. Given its elevation, however, it would be possible to find the Hawaiian
Hawk or Hawaiian Owl flying in the general area.
E. Historic/Archae~ ®lo~ical Resources
As the site was formerly cleared and utilized for cattle grazing, no
commissioned archaeological survey of the site was made. The clearing
would make it less likely to find any archaeological features on the site. A
November 30, 2001 letter from the State Department of Land and Natural
Resources -Historic Preservation Division noting archaeological clearance is
found in Exhibit A.
Nonetheless, during the course of developing the subdivision, should any
unanticipated archaeological features or sites be discovered, work will
immediately cease and the applicant will notify the Planning Department.
Upon receipt of clearances, work will resume.
F. Valued Cultural Resources
In view of the recent Hawaii State Supreme Court's "PASH" and "Ka
Pa'akai O Ka Aina decisions, the issue relative to native Hawauan gathering
and fishing rights must be addressed. Specifically, there must be a discussion
of the cultural, historical, and natural resources and associated tradition and
customary practices of this site.
In this situation, the subject site is not adjacent and/or proximate to the
shoreline. As such, gathering of marine life and coastal access is not an issue.
It is not known whether the subject or immediate surrounding area was used
in the recent past for the gathering of plants by native Hawaiians. However,
as the site has been used for cattle grazing for over 50 years, it would appear
unlikely that the site would serve such purpose today.
In the unlikely event that legitimate gathering claims are made by native
Hawaiians, the applicants intend to respect and honor such claims and provide
the needed access within the site.
Based on the above, it does not appear that the project would have any
potential adverse impact relative to the cultural and historical resources of the
area.
8
G. Water and Coastal Resources
The subject site is located well over 5 miles from the coastline. As such,
coastal impacts resulting from discharge of wastewater systems from the site
should not be significant. Further, being anon-coastal property, no coastal
access will be affected.
As the wastewater from the project will be serviced by sewer system meeting
with the approval of the Department of Health, septic tank or related system
meeting with the approval of said agency would be done by the respective
property owners at the time of issuance of a building permit for the proposed
lots.
H. Noise, Air
(duality, and Dust
'Ili'ili Street will serve as the County access to the proposed lots. This street
intersects with Ka'irrtinani Drive, which in turn connects to the Belt -Road, less
than 1,000 feet to the east.
As the site and the surrounding lots are proximate to Ka'iminani Drive and
the Belt Road, the ambient noise level relative to traffic is a little higher.
Nonetheless, the area is still residential in character. The addition of vehicular
movements generated by fifteen (15) more lots should not generate an
appreciably higher level of noise.
There will, however, be short-term noise impacts associated with the
construction of the infrastructure for the proposed subdivision. Contractors
will be required to comply with appropriate noise and related mitigation
measures of the State Department of Health.
The proposed development should not generate any direct air quaff impacts.
The only discernible air quality impact could be associated with the vehicular
traffic to and from the site. While there will be an impact to the ambient air
quality, the impact should not be significant. With higher EPA standards for
automobile air emissions, the air quality impact should thus hopefully not be
significant.
As such, with the exception of construction dust in the beginning, long term
dust generated by the project should be minimal. ,Construction dust, however,
like construction noise will have to comply with the State Department of
Health's regulations.
9
I. Scenic and Visaaal Considerations
In the Natural Beauty element of the General Plan, there are sites or areas
listed as being a scenic resource. The subject site is not listed as a scenic site.
However, there were a few examples cited in the Kona area. The most
notable is the backdrop of the Hualalai Mountain.
The proposed development would not have any visual impacts on this
mountain and other listed scenic resources in the area. The site is located
more on the lower slope of Hualalai Mountain, and the normal residential
height should not detract from the mountain.
VI. SOCIAL A1m1D RELATED CONSIDERATIOIeIS
A. SurroundinLand Uses
The predominant land use in this area is single-family residential. The Kona
Palisades Subdivision, consisting of 10,000 square foot lots, is located
immediately to the site's south. There is an RS-10 subdivision/zoning located
across of the site on the makai side of Ili'ili Street. The Kona Coastview
Subdivision is located generally to its north, and there is a band of RS-10
zoned property one lot north of the subject site. The site immediately to the
south was rezoned to RS-20 and is now being subdivided.
There were also at least three properties that were rezoned into the RS-10
district in this area over the past five (5) years. The site is thus bounded by
residential uses andlor zoning.
13. Econoanic Ignpacts
The requested zoning would have some measure of economic impact, as it
would make fee simple lots available to individuals wishing to live in this part
of Kona. In turn, it would minimise the pressure to utilize more important
agricultural properties along the Coffee Belt, and thereby impacting an
important industry.
Further, there will be some short-term construction activity. And this, could
help with the area's economy.
C. A~ricultaeralIanpacts
The site has not been used for intensive agricultural activity. It has been used
essentially and intermittently for cattle grazing. ~1Vhile this use could continue,
10
it may not be a productive use of the land, given the emerging residential
pattern in the area,
More importantly, the land has not been classified as being important from an
agricultural res®urce perspective under the various soil classification systems.
It is classified as °'E" or very poor by the Land Study Bureau and not even
classified under the ALISH system.
because of the site's location (North Kona) and elevation (1,800 feet), it
represents a fairly attractive area for residential projects. As such, it could
reduce pressures for the development or non-agricultural use of the better
agricultural lands in and around Holualoa and the rest of the Coffee Belt. In
so doing, it would indirectly be helping or furthering the agricultural
objectives of the County.
VII. IleTFI~STI2UC'TUII~:[~ C®1mISIDEIaATI®1015
A. Road
Access to the project would be via 'Ili'ili Street. This County road has a
right-of--way of fifty (50) feet with a pavement width of twenty (20) feet.
There is a 50-foot wide road lot (TMK: 7-3-05: 102) fronting the subject site.
This road is fully improved. The applicant has rights to use this section of the
road and is prepared to dedicate its interest to the County. (See Eibit B).
Ka'irrrinani Drive, which serves as one of several rreauka-rnakcri connector
roads between the C~ueen Kaahumanu Highway and the Hawaii Belt Road, has
a 60-foot wide right-of--way with a pavement width of twenty four (24) feet.
The applicant intends to construct a private road within the project site.
Hopefully, a private road without paving the entire right-of--way could be
achieved to help address quality and drainage issues.
B. Water
There is a 6-inch County water line fronting 'Ili'ili Street. This line will be
extended to service the proposed lots. According to discussions with the
Department of Water Supply, water can be made available for up to seven (7)
of the proposed filleen (15) lot subdivision. This would be subject to the
appficant's payment of the water commitment fee. Accordingly, the. applicant
intends to develop the project in phases -six lots immediately, and the balance
upon receipt of additional water commitments.
11
C. Wastewater
There is no County wastewater system in this area. As such, a septic tank
system meeting with the approval of the Department of Health will be
allowed. The respective lot owners will do this at the time of actual
construction of the residences.
The applicant is aware that there is a potable well mauka of the Mamalahoa
Highway, proximate to the subject site. As such, the applicant will take
measure -such as a provision in the deed - to inform the affected property
owners within 1,000 feet of this well that there are special wastewater
restriction and that consultation with the State Department of Health would be
advisable.
D. Solid Waste
Solid waste will be handled through commercial haulers or the individual
homeowners into authorized landfill sites or transfer stations. With the
requested RS-15 zoning, the potential for uses with toxic or related chemical
waste would be minimal, if at all.
E. Other Gover-nrrrent Services
As this area is already part of the North Kona urban area, it is already being
serviced. No extension of government services would be required. The Fire
Station is located in Kailua, approximately five (5) miles away. The Police
Station is located at Kealakehe, approximately four (4) miles from the subject
site.
It should also be noted that there are plans for a new fire station north of the
subject site.
Elementary schools are available at Holualoa, Kealakehe, or Kahakai.
Intermediate and High Schools would be available at Kealakehe,
approximately three (3) miles away. County parks are available in Kailua,
Keauhou, and Kealakehe.
As such, the project should not result in the extension of any government
services. Further, the required public facilities are located reasonably
proximate to the subject site.
12
F. Other Utilities
All other utilities such as telephone, cable, and electrical services, are
available to the site. The applicant intends to bring the electricity directly
from the Belt Road and not through Ili'ili Street.
VIII. IMPACT SIGNIFICANCE ANALYSIS
A. Relationship Pet®veen Local Short-Terraa Uses of Environanent and
1blaintenance and Enhaneernent of Long-Terra Productivity
If the requests were denied, the short-term use of the site would probably be
an undeveloped tract of land and used intermittently for cattle grazing. There
could also be the possibility of using the land as a large single-family lot.
Given the residential nature of this, the retention of the Agriculture (A-Sa)
zoning may not result in the best development of the site. There would be a
large residential lot, which -because of its resource characteristics -may not
be capable of supporting intensive agricultural activities. At the same time,
pressures could occur on the conversion of lands currently being used for
more intensive agricultural activities in the mauka Holualoa area.
Given those conditions, it may be more prudent from a land use perspective to
more effectively utilize the project site to satisfy a residential lot demand than
to subdivide them into large lots. The projected use could indirectly help
retard the pressures for the unnecessary conversion of the better agricultural
lands for residential activities.
Irreversible and Irretrievable Coanraeitgnent of Resources
The subject site is already disturbed. As such, the project should not result in
an irreversible commitment of natural or archaeological resources.
C. 1l~itig-ative 11~Ieasures
The applicant intends to provide the required on-site infrastructure in
conjunction with the subdivision process. At the same time, any drainage
issue will be mitigated, as plans meeting with the requirements of the County
would have to be implemented in conjunction with the subdivision approval
process.
13
Should unanticipated archaeological finds be discovered during the
construction of the project, work will stop (as is required by the State and
County) and clearance secured before work will resume.
To minimise impacts to the existing residential homes, the private road is
planned through the spine of the property. Further, a 10-foot wide landscaped
buffer would also be required along the site's mauka boundary to mitigate
traffic noise, and landscaping along the properties north and south boundaries
are being contemplated.
As the site is presently vacant, no person or businesses would be dislocated.
D. Alternatives to the Proposed Project
1. No Project
Under this status quo alternative, the site will either remain in its
present condition or be developed into a 6-acre lot project.
This alternative would result in short-term construction impacts (noise,
dust, traffic) resulting from the construction of a dwelling. Additional
vehicular traffic, although not significant, resulting from the ultimate
uses within the site would also be present.
The site, however, would not be utilized to its fullest potential, given
the predominant residential land uses in this area.
2. Aflternative >E~esideaatial I)ensit_y
Under this alternative, the applicant could seek an RS-10 zoning. This
would be consistent with the land use goals of the Draft Kona
Regional Plan and the K-K Plan, as well as the surrounding zonings
and uses in the area. It would also not require a General Plan
amendment.
However, such an approach would not create a mixture of density and
lot sizes that could make a community more attractive. Further, it
could add a little more traffic to Ili'ili Street and Ka'irrrinani Drive
than what some residents may perceive as being acceptable until other
improvements are made.
A larger lot subdivision (such as one to three acres) may not make the
development financially feasible. Further, the price of the lot would
14
also be influenced by the lot size, making the area less available for a
broader segment of the community.
3. Evaluation of Alternatives
The project's impacts to the area's social and physical infrastructure
would not appear to be pronounced. Certain mitigative measures will
be taken to address any possible impacts associated by the
development of this project. Further, the project would be consistent
with the land use objectives sought to be accomplished by the County
General Plan LUFAG map and all other related planning documents
affecting the subject site.
In view of the aforementioned, it would appear that none of the
alternatives would be more prudent and beneficial than the requested
RS-15 alternative.
IX. IiEGULATOI~Y A1oTALYSIS
A. General Plan LUFAG lO~Iap
The General Plan provides for the long-range comprehensive development of
the island of Hawaii. It provides direction for balanced growth in the County.
The LUFAG map designates the site Extensive Agriculture, with an Urban
Expansion overlay. These designations allow the requested RS-15 zoning.
It should be noted that a density of 4 units per acre (or RS-10) could have
been considered. As such, the project would be significantly less than what
could be allowed and is thus consistent or supportive of the LUFAG map.
B. General Plan Polices
The requested zoning would be consistent with the goals, policies, and
standards of the General flan document.
For one, it would provide short-term economic opportunities largely through
the construction of the subdivision. Some limited longer-term opportunities
could be created, largely in the area of maintenance of the private roads and
landscaping. The project should also add revenues to the County and State
coffers.
15
The project intends to be energy conscious through the use and/or
encouragement of solar energy and design features to take advantage of wind
patterns.
Maintaining and improving the quality of the environgnent is important to the
success of this project. The General PIan identifies five (5) areas of
environmental concerns -air pollution, water quality, soil pollution, solid
waste disposal, and noise pollution. As proposed, the project would not be
violative of any of those objectives.
Aside from vehicular transmission, air pollution associated with the project
should be negligible. Cesspools would not be used, and instead a septic
system or other alternative individual wastewater system meeting with the
State Department of Health will be used to address potential groundwater and
coastal water concerns. If required, a solid waste management plan could be
prepared and implemented. The project will also not be a noisy one, as
residents would come to this area to enjoy its tranquillity. Any noise-
generating facility -such as air conditioners -would be carefully placed to
minimize their noise impacts.
The site is designated Zone X, areas of minunal hazard. Nonetheless, in
in conjunction with the subdivision review process, a drainage system
will be developed and implemented to address these concerns. This system
will be designed in a manner to protect the property as well as to minimize the
volume of surface runoffgenerated by this development.
The site does not appear to have historic sites, as it has been cleared in the
past and intermittently being used for cattle grazing. Nonetheless, work will
cease if unanticipated archaeological remains are discovered during the
construction of the project; and work will resume only after proper clearances
from the State and/or County has been received.
Being previously intensively used, the prospects of the site serving as a
habitat for rare or endangered plant or animal life appear remote.
The project will create additional houselots. It should help to diversity the
type of houselots in the region, while reducing pressures for the premature
conversion of the area's better agricultural lands. In so doing, it would
implement the housing e9egnent of the General Plan.
The Plan also emphasizes that developments be mindful of an area's natural
beauty. In this situation, the project will be designed in a manner so as to
have it blend as much as possible with the existing terrain.
16
As the project site is more than five (5) miles from the ocean, the usual
coastal res®urces concern is not pronounced. There will be no interference
with shoreline access. Then, too, through the use of septic system, impacts to
the coastal water will be vrainimized.
There will be little impact to public facilities. The wastewater system will be
private. The water system will be developed in a manner meeting with the
requirements of the Department of Water Supply. Vehicular access to the site
is already fully improved. Schools and other public facilities are also located
proximate to the site, most of them being four (4) to five (5) miles away.
Finally, in terms of Land Use, the project would be consistent with the
LUPAG map. It would also be generally compatible with the surrounding
area. RS-10 zoning and/or lots essentially bound the site. This lot represents
an "in-filling" of the RS-10 pattern between the Kona Coastview and Kona
Palisades Subdivisions.
C. Kona Plans
The draft Kona Regional Plan and the K to K Plan both suggest a Res 4 (4
units/acre) density. The requested RS-15 zoning, although less than the
maximum desired, still would be consistent with those designations. The
request would be fulfilling the land use concept and objectives of those
documents.
D. Toning and Subdivision
The designated zoning of the site is °°Unplanned." However, as the recently
adopted Zoning Cods eliminated that designation, the de facto zoning of the
site has been determined to be Agriculture (A-Sa). This would suggest one
unit for every five acres of land.
The requirements of the zoning and subdivision codes would be complied,
uncluding use and related development standards.
D. State Land Use Urban Standards
As the requested area covers less than fifteen (15) acres, the County can
process the request. Pursuant to the Planning Commission Rule No. 13, the
request must meet certain standards. These standards and their justification
follow:
17
1. Conforanity to the General Plan
The project's relationship and conformity are demonstrated in sections
IX A and ~ above.
Z. I2elationshils to State Land Use Urban District Standards
The State Land Use Commission's Rules provide the standards for
determining the Urban district boundaries (Section 15-15-18). Their
relationship to this request are noted as follows:
a. "City-Like" Characteristics
A concentration of people, structures, streets, and urban level
of services characterize this area. There are many residential
homes in this area; a neighborhood commercial center is
located less than a mile from the site. Although the adjoining
Kona Palisades and Kona Coastview Subdivisions are zoned
A-Sa by the County, the lots are residential in size (10,000
square feet).
b. Factors of Urban Characteristics
The site is prozianate to centers of trading and egnployinent.
It is less than four miles from major sources of employment -
these being the Kaloko Industrial Park, Airport, and Kailua
Village.
All of the related urban amenities and services such as
school, parks, and protective services are also located less than
five (5) miles from the site. As such, basic governmental and
utility services are readily available to this area.
This reclassification will not necessarily result in providing a
sufficient urban reserve area for growth, as the applicant
intends to develop the property immediately. Further, the site
represents more of an "in-filling" and as such, would not really
be suitable for a growth reserve area. Nonetheless, its
approval and development could make fringe properties more
suitable for reserves.
18
.
_
c. Nata~ral ]Elazards
Topographically, the site is suitable for development. It does
not have slopes in excess of 30 degree. The site has no known
unstable soil condition or floodways that traverse it.
It is outside of the tsunami zone and is not located within the
high volcanic hazard area. Although within Zone ~ of the
earthquake hazards, this is a category that applies islandwide.
d. Conte~uoaas to Urbaea Areas
As noted earlier, the site is contiguous to urban areas.
Although the Kona Palisades and Kona Coastview
Subdivisions are zoned A-Sa, their lot sizes (10,000 square
feet) and uses are urban in nature. There are further other
properties that are zoned RS-10 and RS-20 in the area, one of
which is located immediately makai of the subject site.
e. 12elataonshi~ to Coaanty Growth Plans
This site does not represent the creation of a new urban
concentration, as the surrounding area is already an urban like
environment. As such, this standard is not really applicable.
I-Iowever, it is noted that the site and surrounding areas are
designated for expansion and growth on the appropriate county
plans and documents.
f. "Scatterization" I t
As the site does conform to the standards described earlier,
standard 6 does not apply.
Standard 7 relates to the potential creation of a "spot" zoning
and thereby increasing the need to extend public services at
considerable taxpayers' expense. In this situation, the area is
already developed and the subject site represents an "in-filling."
Its development should thus not result in the expansion or
extension of government services
19
g. Slof Property
The slope of the site is less than twenty (20) percent. As such,
development of this site would not be violative of this
principle.
20
• `a".o
a-'y
,•i . » •
E6EJ4JAaMads J. f CTAA9O 3 :5 Gil.B~tY t CO10~411.dR~AAIJI. CbOb~iPPi,30N
WVE~OA Of ii ~.W Ad J' (f 1, ~ dil AA00~ EAOeU OMn MAl1JRwL NF aJV/i::iS
f C'.1M%MR:~A~ CM W ATEI1 Rf90 LRC E MAI,IU':I M T
j{~
a!) November ZOO] JANE'T f. KAWElO
<.IkNfL NISHIOKA
STATE OE hinWAii
DEPARTMENT OF LANO ANt? ~?nTURAL RESOURCES AcuATlc AESGUACf.S
BCAi1hG .ANO OCE~+N AcCFFAfIpr.
NtSTORIC F'fiFSERVAT GN DIVISION coiuM~SSwN GN WATEA FE S~; G~~ E
Kakuhihewa Building. Room 556 MAN AGEMEhT
601 Kamokila P:~devard CONSERVATION AKO q%'iJ UfiCES
Kapolei, Hswaii 56707 ENFOACEMENf
CONVEYAFICES
-T `I l-OAESTAY ANU WIIOSIFE
IIf1~VAI'I I-ll5"I'nRIC PIZ]:SF:RVAL_I~'' V HI,riTOAICrRESEi~VAT~GM
lANO
~1I~/TC~III\ T)1•(JtC~2, STATE PARKS
~alyp,ticant/Agency: Bait Cahoon
`>,ddregs: P.O. l30~ 2~5~~'7
iiono(ulu. Efawaii 9(~5~
t'roject: Change of Zone
~.ocati;ota: Kalaoa 4, Forth K~~na. Ii t~l:~i'i ]sla:~d ,
a'nx ,tilstp Itiey: { ~}7-3-Ut)~:~7
l~t)C I~'O.: 0 ] ] 1 rnsU3
~'4'e believe there arc; nu historic prop.:rtie.s pr.ei~r.
a. i~itensiv~ cultivation has alte,~d the i~i~?,1
b. residential develal.~rnent /urbanization has alt~rcd the; ?anci
X c. l;revious grubbin~~ grac~in` has alte.recl Ia~1d
__~d.•• an acceptable archaeological assessmc .it ar inveritor_v sur.•~Y f~?uiici no
historic properties
e. other:
_ ~l'ht;s, we believe that "no historic proprrries ~~iil be al~ccted" by this
undertaking.
"Phis project has already gone tluough the his-;~ric }?reserv~~hun revi~~.v process.
_ a. mitigation has been completed
b. otEter~
..yi~;ned ~ u V 1 f~-'~'~?,~ ; )ate ~d~ ~ 2~.~-~
V[arc I3. Smith, assistant archaeologist
historic Preservatio?t llivision-Hilo ,
t7epartmeM of Land a::r~ Nature! Resources
STATi` FItSYOfdIC PRE:.3~RVAT10Bd DIVISIOt~9
till.0 OUFIC~ ~%~ll~it 1~
P.®. ~O~e 9}36
HIL.O, 4iA~+f.~,19 t7~
.
JAN-93-02 FR I r~5 : 14 PM MACH I NC 537 1 X382 P. 01
• •
F o'..sk ~arA®La to:.. V'.. •'I}EI'A"'nTl\riEN'T OF COImIMERCIE AN.D CONSUMER AFFAIRS oatotraaee.-ta~PUSPU are s~aa~~a at
~c 13LTSINESS REGISTRATION DIVISION ~`~~LYOr ~®s t.ATie stLtNSt
101Q Richards Strut
Iytailing Adolress: Annual Filing, P.O. F1oz 40, Iionolulu, 1:iI. 9b810
r
tMFySTIC PRO€~):T CORPORATION ANNUAL REPORT FOR TIME YEAR ENDED DECEMIEER 31, 1998
CORP®RATE NAM.t? AND IVIAILINCI ADDRESS:
1~IP, A, TNC.
H~O1~vLUTHIU96~22
the: above nlaili;tYg address has cls~ngged, line aut address and tyl~e or print the new address on rho following tine. taive
~mbcr, Street, Lity, State, aad Zip Codee
A TH®RlZ~ OR~•PlTAL PAID-FRJ CA.PlTAL IRIIJraA®ER ®F SFIARES ISSUEDI
CLAS.4/9PR%E9 NUMBER CLASSISSRYES NUMBER
CO4~AlON 700 CDMMON 700
TO ~Orrt:Ct Y$E {bCSY: C3Dit$1(a),1inE out and print flee correct edaas/series and numbers on the right.
tdA119R1~ OF SLI~tR%~SS:
E2ESTAURANT
' (I`o correct, line out and grin t corrections below. If inactive during the perlad, atata 1IvAt^'I'IVE.)
t
C2FFICE}~S/D1lgE~YC%iS: (List aU offices and director&. g,~rycorporation must have a m:nianum of two ir.Civ~.dvals ®s of¢icets. At least one director trtust
be ~ rE6ldEflt Of 1.1A~Uf'ail. T°o eorrect, line out and print Correctlotta oII the right. Sec instructions an baelc of [eY:a.)
OFFECE tit dtk9Ptc tr! PSJLt, t~388~rJCE AtX3F~S5:'tD0 NOT LEST BUSINgSS ADDR8S3!
tD~C'TOrt C®03E: tI:dCLUDE NUMBER !R SYRE$T, APT. NO., C%TY, SYATH A 2IP COD21
~/V/S/D CA}~30N,BARTLEY t 3655 TANTALUS DR HON HI 96522
rID ~ LU:CtE,wAYNc II.S. 1219 ALA PILI I.~ HON NI 86518
~ ~ - _
~~~~I~~~i~~
I, certify urt~ier the penalties oP Section 415-136, I~awaii Revised Statutes, that I have read thr above and
the inforan~taon is true aced correct.
i:ardA i~fv ®P A~tBTHCAI~Etl OPFICE~S, (C1¢F1CE FiELDI
of Art®rnsT-ltt-#acf signs, at4ach power of aYtorPOey)
F~Li! NO.Q~24831D1 {File thin original. Pbot® co ies not accepted.)
Rev. t/9' r~v~rsn ~lel~ f®~ ~fl~tructl~oY~~g 617
~X~~~~t ~
DPAR ENT C~ $~U~1~~ t~C~
COUN°Tl~ ~IA49NA11
4~IL~, l°IA99~Al1
. DA°i°E; 16Aarch 1 X002
T® Christopher J. 1Fuen, Planning ®irector
Planning C~partrreent
PI~OIV1 den Ishii, Acting ®ivision Chief
~ engineering Civision
~U~~9~CT Mate Land Use ®undary A~endr~ent Applicati®n (SLU 0~-0®1)
Change of done Application ( ®~-®®3) .
Applicant: dart Cahoon ~t~st
Location: ICalaoa North Ifona,l~1
~IVIK: 3 / ~-3-005: 097
V19e have reviev~ed the subject application and ®ur corne~ents areas f®IBovvs:
17~tAINe4 GL
1. All development generated runoff shall be disposed of on-site and shall not be
directed tor~ard any adjacent properties.
~°he applicant shall be informed that if they include dr}n~+ells in the subject
developrrsent, an Underground Injection Control (UIC) perrriit array be required from
the Department of l'iealth, Mate of Fiavvaii.
3. A drainage study shall be prepared, and tl~ recommended drainage system shall
be constructed meeting with the approval cf DP1010.
.~Af?Tf°lVV~R6~
All earthenoork and grading shall conform to Chapter 10, ~rosior9 and pediment
Control, of the I°lawaii County Code.
EXI-II~3IT C
c~ta®®ea "rna~~
'rK: ~-3-~OSe®9~
~h 1T, ZQO~
p.2®f2
1. the Hawaii Selt Highway, fronting the mauka side o$ subject property, is under the
jurisdiction of the Hawaii Depar'trnent of `transportation (HD®`T`j. Com~a°~ents and
requirements concerning this road should be obtained from the HDC~i .
2. Vehicular access to the individual lots shall not be from -'ILI 'ILI Stmt, any major
collector or arterial roadways.
3. `ILl 'ILI Street, fronting the subject property, is a private road. it has an
approximate 20-ft. wide pavement (in fair to good condition), with paved shoulders
and swates ail within a 50-ft. right-of--way.
,the applicant shall provide improvements to 'ILI 'ILl Street including a drywall,
pavement overlay, streetiihts, signs and markings and any relocation of utilities
ri~eeting with the dedicable standards of the DID ~`he DP91V shall da#ermine the
location of the drywall, which may be at a location other than the subject property
frontage. All other required °1LI °1LI Street improvements shall be withain the
#rontage of the subject parcel. Required irrrprovernec~ts to 'ILl °ILI street shall be
corrtpieted as a condition of final construction appr®val by ~~1N. the applicant or
assigns shall dedicate their interest in °ILI °ILI Street to the County as a condition of
final subdivision approval by the DP~dV.
~4. Ali r®adways within the proposed development shaii follow the guidelines
incorporated in the Hawaii Statewide lJniforrt~ Design IVlanual for Streets and
Highways} Chapter 23 of Hawaii County Code and the requirements of ~P~111.
5: in the interest of traffic circulation, the area- road network should be mash
planned with adjacent parcels. Hfhe applicant should construct- all rr~aster-planned-
roadways, connecting with adjoining parcels, to County dedicable standards and
offer them for dedication upon completion. not required to dedicate, the
pr®posed ordinance sh®uid require that any connecting roads remain open to
public t c. ,
7"F?,4F,~1
Streetlights and other traffic control devices shall be installed as required by the
Departrr~ent of public Irks traffic Division. the developer shaii be responsible
f®r the design, purchase ar~d installation of all such devices.
ShouBd there be any questions concerrsing this matter, please feel free to contact
I<iran ~mier of our Kona engineering Division office at 3~7-3530.
iC~ _
c®py: ~N~-H1L®dK®NA
PLIV~-K®IVA
APR-24-2002 WED 12;11 PM r. u~
•
p~~4vOr~e~1° ~q'a~ BY&~~''~,~.gy
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Z5 Aaapaaatl Sta-ma6 • 5talta 103 • gala, F~aawaa6i 9b"72Q
¢d848) 951~29'f • ~aY (808) 9ie1-$29~:
l=®bruary 19, 2002
°i=®: Christopher J. Yuen, Planning iDirector
~r®rrt: ~d~nrard ~umatay, dire Chief
su~J~c-r: i~~~a I~~uiy~~~Y ~i~~lv®i~~~°r
#si~~ Q~~~~j
iGtiU~~°~: ~~3~i~t3~.fitJl~L ~ U~~AN
c~t~;N~~ ~ ~ ~~l~i_ICeA~'ii~N ~iZ~~ 02003)
i~l1~~T: ~l3~t~~i~~'UIL iitl5a) ~ ~INS~~~~~~i~il~Y
#~~ita~~i~" 1~~-~5)
~l~p`LIC~Rt~': ~ 3'. ~At~~~N ~~t1~T
~A~~' i~ 7~-QQ5:A97
Fire apparatus access roads shall be in accordance ~noith UFC ~ectior~ 1®.2®7:
~`~ilre ~p~a~igus ~cces~ i~~ade
"~ece 10.2Q7_ (a) +~®neraie Fire apparatus access roads shelf be provid®d and
rrgaintained in accordance with the provisi®ns of this section.
"(b) ~96'here i~equiredo Fire apparatus access roads shall be required for Query
building hereafter canstrtlcted arvhen any portion ®f an exterior mall cf the first story,
is located s~®re than 15g feet from fre deparit~ent vehlole access as t~easureei by
an unobstructed route around the exterior o$ the building.
"~X~~l~T1~iV~: 1. lllfhen buildings are completely protected r~eith an
appr®ved au~~rraatic fire sprinkler system, the provisions ®f this sectlmn may
be modified.
E-IIIT` D
APR-24-2002 WED 12 11 PM P. U4
To: Christopher J. Yuen, Planning ~irct®r
Page 2
Febnaat~l 19, 200
"2. When access r®adways cannot be installed due t® t®pography,
waterways, n®nnegotiable grades or other sirv,ilar conditions, the chief' n1~y
require additional tare pr®tecti®n as spaci#i~d in Section 10.3®1 ~b}.
aa3. Vvhen there are not more than ~o group division 3 or Croup IdA
~3ccupancies, the requirem®nts of this section may be rraodifed; pr®vided, in
the opinion of th® chic#, fire~ftghting or rescue operations w®uid nit be
impaired.
"itolore than ®ne fire apparatus road may be required wh®n it is d®termined by the
chi®f that access by a single r®ad rrtay be impaired by vehicle congest€~r~,
condition of terrain, climatic c®nditions ®r ®ther factors that e~ould limit acoess.
aa~or high-piled cot~bustifaie storage, see section 31.108.
aa(c) Widi:h. fibs unobstructed width of a fire apparatus access road shall r~aa®t the
requir®rnents o$ the appr®priate county jurisdicttion.
"(d) '4~erticai ~tea~n+ca. Fire apparatus acc®ss roads shall have an unobstructed
vertical clearanc® of not ices than 13 feet inches.
aa~~fii~~~ lJpc~n approval v®rticaB ctearanc€~ may be reduced, provided
such reduction does nat impair access by #ir® apparatus a approved
signs are installed and maintained indicating the established vertical
clearance.
Par°rnisaibt~ i~®dificati®ns. Vetticai clearances ®r widths required by this
seckion may be increased e~hen, iri the opinion of the chief, vertical clearanc®s or
widths are n®t adequate to provide fire apparatus access.
"(f) Surface. Fire apparatus access roads shall be design®d and rraair~tained to
support the imposed loads of fire apparatus and shall be provided with a surface
so as to provide all-v~reati~ea~ drlvlr~g capabilities." (ZD tons) '
~T~arn3ng fta~[iua. ~fhe turning radius of a fre apparatus access road shelf be
as appr®ved by tY~e chic#." (4~ feet)
"(h) °f~arnar®un~a. AU d®ad-end fire apparatus access roads ire excess of '15Q
feet iri length shall be provided with appr®ved provisions for the turning around of
fre apparatus.
APR-24-2002 WED 12 11 PM ~ U5
T"o: Christoph®r J. Yuen, Planning Cirector
Page 3
February 19, 2002
"(i) fridges. Wh®n a bridge is required t® be us®d as access under this se~;ttion, it
shall be construct®d and maintained in accordance e~rith the appli~~ble seoti®ns of
thc~ wilding Code as~d using designed live 0®ading sufficient to carry the irriposed
loads ®f fire apparatus.
"Q) grade. `the grad'oent for a ~r® apparatus access r®ad shall not exc®ed the
rraaxirnum approved by the chief." {15°/a)
"(k) ~bstrtACtiion. The required width of any fire apparatus access road shad n®t
be obstructed in any manner, including parking of vehicles. IVlinirraurn required
widths and clearances established under this section shat! be rr~aintair~d a# all
times.
"{I) Signs. 0110hen required by the fire cFaief, approved signs or other approved
notices shall be pr®vided ar~d maintained f®r dire apparatus access roads to id®ntify
such roads and pr®l~lbit the ®bstructtion ther~f or b®th."
1lVater supply shall be in accordance with UFC Sec~kion 10.381:
"Sec, 1D.3O1. (a) Type F~equired. the ehief shad designate the type and number
of fire appliances t® be installed and rYaaintained in and up®n a!I buiidir~gs and
premises in the jurisd`scti®rr other than private dwellings. `t`his shall be done
according to the relative severity of probable fire, including-the rapidity-with which it
nnay spread. Such appliances shall be of a type suitable for the probaiale class of
fire associated with such building ®r pr®mises and shall have appr®vai ofi the chief.
"(b) Special Hazardsa In occupancies of an especially hazardous nature or
where special ha~rds exist in addition to the n®rrnai hazard the occupancy, or
where access for fire apparatus is unduly diffirtrlt, additional safuards may be
required eanslsting of additi®nal fire appliance units, ttnore than one type ®f
appliance, or special systems suitable f®r the prot®ction of this hward 'snv®Ivs~d.
Such devices or appliances may consist of aut®s~atic fire alarrt~i syst~;s,
aut®a~raatic sprinkler or water spray systems, standpipe and boss, iced or portable'
fire extinguishers, suitable asbestos
blankets, breathing apparatus, rYtanual or autorr9atic covers, carbon di®xide, foan°r,
halogenated and dry chern~cal or other special fir®-extinguishing systems. Vl9here
such systerv~s are installed, they shall be in accordance with the applicable l9nif®rr~
Fire Coda Standards or standards ®f the National Fire Protectit~n Association when
l9nifvrrn Fire Code Standards do not apply.
APR-24-2002 WED 12 12 PM p
To: Christopher J. Yuen, Manning director
Page 4
February 19, 2042
°'(c) RnOater ~uppiy. An approved water supply capable ®f supplying r~gr~ired fire
t8ow for fire protection shall be provided to all premises upon which buiidirags or
portions buildings are herea~er constructed, in accordance with the res e
county water requirements. There shall b® provided, when required by the chief,
on-site fire hydrants and gains capable of supplying the required Errs flow.
`°1Nater supply may consist of reservoirs, pressure tanks, elevated tanks, water
mains or other fined systems capable of providing th® required f[re flow.
°°The location, number and type ®f fire hydrants conned to a water supply
capable of delivering the required fir®flovv shall be protected as set fsah by the
respective county water requirerrt®nts..~ll hydrants shall be accessible to the fir®
department apparatus by roadways lvteeting the requirements of section 1®,2®7.
"(d) Fare l~Bydrarat l~larkers. 1116hen required by the chief, hydrant locati®ns shall
be identified by the installation of reflective rr~arkers.
"(e) fiirraing ®f l~tstallati~n. VNhen fire pr®teottion facilities ar® to be ir~stalied by
the developer, such facilities including ail s~rrface acc®ss roads shall be irastailed
and made serviceable pric~rto and during-the time ®f construction. 4~hen aiterraate
rrr®thads of protection, as appr®ved by the chief, are provided, the abov® rna~y be
rt1®ditied or waived.
"(f) Ali fire alarm systems. fire hydrant systems, fir's extinguishing systems
(including automatic sprinklers), Class I, li, lii (combination standpipe system) and
combined systems, baser~nt inlet pipes, and other fire protection systems and
app~rkenances then®to shall meet the approval ®f the fire departr~asnt as to
installation and Iocatiort and shall
be subject to periodic fasts as required herein. Plans and specifications shall be
submitted to the f re dapartn,ent f®r review and approval prier to installation."
®VVA1~~ ~t_IiV1~3TAY° Fire tef
~~/rrio
APR-22-2002 PION 04 ~ 56 PM P, 05
' ~ ~2dC3~y~Ltk~, Pinning Ccnsultant
' 00 Pa?aesh0 ~te~6, Sul4g 29 2 • i~ila, He~reii 96720 ' p'~ •
~~l~phon~: (808) 969-9522 • Feat: (609) 969-7g96 • • l~nd~l~m P~rrnB~
• Sn+~ss~ta! ~
Apri118, 2002 ~~~r,? f~t~;7 ~'(j 1C ~ 1
rel. ;ti •ir , 1° ..~It•
k ii~.l:: ~ i
Mr. Christopher Yt~n, lairect®r
plar~irag Depart~aent
C~~.TfTTY ®I« I-IA~AII
25 Aupa~i Street
]Lilo, lE~I 96720
dear . 'Yue~a; .
Seabj~ta SLU (SLiT 02-OOI) and l~cao~i~g 02-003) ~e~~es~
~~~°t T': Cs~hoon. Trust:_ 7-3-005: #)97
Think you for pa+c~idit~g me with agency corrameaxts to date regardvs~g the subject
applications. In respo~ to said coa~sents, plea note the follawiaig;
~p e of lib 'c ~7orks ,
1. Tl~e a eaathwork requireYnents of the County Cade axed the
l~eparrmc~ ofpublic works will be cannplied with in conj~tractiaaa with
the subdivisioa~ approval process. If a dry~vell is rlec~SSary, t~
apprapraate UIC permit frorra tl~ State I~e~part~xaent of 1<Iea3.th gill be
sectared,
2. l~alae of the lots will secure access fraatt the l~Iaraaalahaa >"Iigh~y.
such, ~ sppr®wal from the State T~epent of'Y'xa~porG~ttion is.
necessary.
3. All lots will seca~re their 8~cess from a newly constructed road vuikhin the
proposed subdi~rision. Nazi of flee lots are proposed to have detect access
to 'I1i'Ili Street, The applicant in ca~ajunctiaat with the stabdivisian
. approval pre~~ss will install the-appropriate street fiarnit~.re (stop siga~s,
naarkiug, and yet light).
The applicant participated in the iaupravenaerats to that portion af'Yli'Tla
Street front~~ the subject property. "While tl~ applic~t doses ~t.beli
further inxproverraerats are needed to this portion of 'Ili Ili Street, if they
are raeeessarg+ to briaig it up to County dedicable staaadard, it will be d®€~
by the applica~tt with the unclerstaatding that all regtaired irrapact fee credits
will's applied a$sinst arty past and. future ix~provetxaex~ts.
~$~T ~
APR-22-2002 MON 04 58 PM P. 12
Mr. Christopher Yuen
April 18, 2002
I'a,~e 2
- 5. The applicant-~ only S0~/o of dais section of 'I!i'IIi Stmt.
Uaaderstagadably, any dedication t~ the C®unty would be limited ®nly t® the
~ipplic~°at's interest'.
6. Given the lixr~ated nuxrabcr (~1~5) of lots ~ t pr®ject d t~ casting
street pattern, it.woa~ld rappear.that extcndin~ I1g Ili Strcet to tlac. rt®rtb (~s
this project yr®uld do) would be rn®st paudent from. a trc circulation
perspective. It.~a~~ld ~ventua.ily a.Uow access to the sazbdivisioras:to tlae
north. As saa~, the~nppficaaat t~>expressed its ~wi ' s~ to dic~tc bis .
interest of.°IIi'li atreet to the Cotuaty. .
Soil Conservation Services ~
The applicant intends to securc ail required land disturbaaace per~sts a~sure~t~t
proper draiaaage ~iti~~tioras~ are theta: Appropriate plans naaast be prepay mad .
~pprov~d by the Coaaaity before these pecBaaits can be isstaed.
@Vc tr`ast that the above adega~ately addressed tlagse any coraanaents. I£ na~t or if .
there are further co~aents or ~,aiestions oia this ~aaatteg, please feel to contact Tbaral~ , . .
you veay much,
early
3 NAY . ~ . . .
. P Consult
copy DP'6~V .
SCS
~a~ Cahoon'Trust
Sidney~uke, Planning Consultant
100 Pauahi Street, Suite 212 • hiiio, Hawaii 96720 • Planning • Variance • Zoning
Telephone: (808) 969-1522 • Fax: (808) 969-7996 • Subdivision • Land Use Permits
March 14, 2002. _ , , ~ ~ • Environmental Reports
~ ,
Mr. Christopher Yuen, Director ' ' ;
C;,_ . .
County Planning Department
25 Aupuni Street -
Hilo, HI 96720
Dear Mr. Yuen:
Subject: State Land Use (SLU 02-001) and Itez®ning (l~Z 02-003)
itec~uests -Hart T. Caho®n Trust.~~°lo~IK: ?-3-005; 097
Thank you for providing me with a copy of agency comments to date regarding
the subject matter. In response to these comments, I would like to note the following:
County Fire Department
The requirements of the Fire Department relative to fire access road and other fire
protective measures (such as hydrants) will be installed in conjunction with the
subdivision approval process.
Further, during the building permit process, plans must be approved by the Fire
Department assuring that these fire safety measures will be taken. The respective
homeowner will be responsible for this aspect.
State Department of Health
Given the proximity of a drinking well, the applicant will take measures, such as a
provision in the deed, to inform future lot owners within a 1000-foot radius of the
water well that there are special wastewater restrictions and that consultation with
the State Department of Health would be advisable.
State Department of Transportation
The project's proposed access will be via Ili' ili Street, a County road. However,
there may be some utility work within the State right-of--way. In that event, the
appropriate permit from the State will be secured prior to commencement of
construction.
Normally, the County requires an impact fee for residential projects of this nature
to address road and other infrastructure. The applicant intends to comply with
said requirement.
Finally, the applicant is aware that the project may generate some impacts at the _
intersections of Ka' iminani Drive with Mamalahoa Highway and the Queen
Ka' ahumanu Highway. with the signalized lights at the Queen Ka' ahumanu
Highway, movements can be controlled and thus realize greater safety. Although
~ > ~ ~ ~ ~
_
Mr. Christopher Yuen, Director
March 14, 2002
Page 2
the Mamalahoa Highway is not signalized, this project would provide the last
connecting and important link along Ili' ili Street between the Kona Palisades and
Kona Coastview Subdivisions. Hy integrating subdivisions, it should-help
mitigate traffic at the intersections of the respective subdivisions with the
Nlamalahoa Highway.
I trust that the aforementioned adequately responded to the agency comments. If
not or if there are further comments or questions on this matter, please feel free to contact
this office. Thank you.
incerel
SIDNEY M. FiJKE
Planning Consultant
Copy -County Fire Department
State Department of Health
State Department of Transportation
Mr. Hart Cahoon w/ enclosures
r''t-~~ WAT.t}S: ~ .
s..
a
f
A3
;r 1~~~:3~T'IO~I~N-I" 91V~~`1~14 ~U~~~Y ~ COUN`T'Y 1--i~.lOV~II
~e} ~,e~ 345 KEKUANAOA STREET, SUITE 20 HILO, HAWAII 96720
YaF HAY'-AY"
TELEPHONE (808) 961-8050 FAX (8081 961-8657
Apri124, 2002 ~
TO: Mr. Christopher J. Yuen, Planning Director
Planning Department
FROM: Milton D. Pavao, Manager
SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 02-001)
REQUEST: AGIZICULTLTRAL '>c0 URBAN
CIIANGE OF ZONE APPLICATION (REZ 02-003)
REQUEST: AGRICULTURAL (A-5a) TO SINGLE FAMILY RESIDENTIAL (RS-15)
APPLICANT ---BART T. CAI~IO®N TRUST
TAX MAP I~EY: 7-3-00:097
We have reviewed the subject State Land Use Boundary Amendment and Change of Zone Applicaticns and
have the following comments.
Water can be made available from an existing 6-inch waterline along Ili'ili Street, which fronts the westeni
boundary of the subject parcel. Current water availability conditions, which are subject to change, for the North
Kona water system are such that only a total of seven units of water are available.
Pursuant to the Department's "Water Commitment Guidelines Policy," a copy of which is being forwarded to the
applicant, a water commitment may be issued. Based on the six additional lots that are requested in the
proposed Change of Zone Application, the required water commitment deposit is $900.00.
Remittance of $900.00 from the applicant is requested, as soon as possible, so that a water commitment may be
formally issued. The commitment will be in writing with specific conditions and effective dates stated. Please
keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water
commitment is officially effected, water availability is subject to change depending on the water situation.
Upon the issuance of a formal water commitment, we shall submit.our comments and requirements for tentative
subdivision approval.
For the applicant's information, should the subject change of zone be approved and a subdivision application
executed, final approval will be subject to the following requirements:
1. Construct necessary improvements, which shall include, but not be limited to, the following:
a. water mains capable of delivering water at adequate pressure and volume under peak-hour flow
conditions and fire-flow conditions (minimum diameter of mains shall be 6 inches),
b. service laterals that will accommodate a 5/8-inch meter to each lot, and
c. fire hydrants spaced not more than 600 feet apart.
s_
V VCC~eN f~NGl2~~ ~i"O~Ne~~...
Mr. Christopher J. Yuen, Planning Director
Page 2
April 24, 2002
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 $29,100.00. The determination of this amount is shown below. This is due and payable upon
completion of the construction of the water system improvements and prior to final subdivision
approval being granted.
Facilities Charge
One 1S` service at $940.00 each, previously paid $ 0.00
Six additional services at $4,350.00 each +26,100.00
Subtotal $26,100.00
Capital Assessment Fee
Six additional services in North Kona at $500.00 each ~ ~ + 3,000.00
Total (Subject to Change) $29,100.00
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.
Sincerely yours,
Milton D. Pavao, P.E.
Manager
BCM:jkh
copy - (w/enc.) Mr. Bart T. Cahoon
(w/o enc.) Mr. Sidney Fuke