HomeMy WebLinkAboutCOM 0493.126 2000-2002 JNS Y'oF ~'a`L
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Harry Kim ^ / ~ ~ Christopher 7. Yue~t
Mayor ' ~%•:~,.,-m= ~ Director
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a?~TE'os'H?'~* ROy R. TakemOtO
_ L ~ ~ ' ~ Deputy Director
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PLANNING DEPAR'TMEN'T
25 Aupuni Street, RooYn 109 • Hilo, Hawaii 96720-4252
(808) 961-8288 • Faz (808) 961-8742
August 21, 2002
Honorable Bobby Jean Leithead-Todd, Chair
COMMITTEE ON PLANNING
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chair Leithead-Todd:
SUBJECT: GENERAL PLAN
During the General Plan revision program, many individuals wrote and testified in favor
of designating areas near and north of Kealakekua Bay into Conservation in the Land Use
Pattern Allocation Guide (LUPAG) maps. Most of the letters and public testimony
stressed the importance of the marine resources of Kealakekua Bay, and the open scenic
shoreline around the bay and to the north. To some extent, these sentiments were in
response to plans for a proposed development at Keopuka, a 660-acre parcel to the north
of Kealakekua Bay. In 2000, the landowner had announced plans to request land use
approvals fora 124 unit residentiaUagricultural subdivision, with many one-acre Lots
proposed 300' from the shoreline, a golf course, members' clubhouse, and lodge (the
lodge was later withdrawn.)
Last year, the Planning Director proposed a LUPAG map amendment that would
designate a large area around Kealakekua Bay as Conservation, including much of the
makai portion of the Keopuka property. A map showing the proposed General Plan map
amendment (H-1) is attached to this letter as Map 1. It shows a proposed band of
Conservation extending 2400'-2800' into the Keopuka parcel.
The objectives of the proposed LUPAG amendment were:
--to protect the quality of the nearby ocean waters and Kealakekua Bay from
potential effects of run-off that might result from construction activities or~h~e~9 No•
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Honorable Bobby Jean Leithead-Todd, Chair
COMMITTEE ON PLANNING
County of Hawaii
Page 2
August 21, 2002
importation of soil for landscaping or golf courses, or from possible leaching of nutrients
from golf courses, agriculture, landscaping, or domestic waste systems;
--to retain the present open space along the coastline;
--to protect cultural and archaeological sites, burials, and important
natural features such as lava tubes.
In June, 2002, Lyle Anderson, the owner of the Keopuka property, announced that to
protect a valuable resource for the community, he was unconditionally committed,
independently from any land use applications for the Keopuka property, to place the
entire shoreline area of Keopuka in a Conservation Easement, protecting the area from
development, and is in the process of completing such transfer. The Conservation
Easement area includes all the land below the Old Cart Road as well as a portion of the
pali mauka of the Old Cart Road, a total of approximately 175 acres. This will preserve
coastal open space that varies in width from a minimum of about 1300' to a maximum of
2100'. Except for the minimal recreational development described below, the area will
remain undeveloped and in its natural state.
The Planning Director now believes that the objectives of the proposed LUPAG map
amendment can be achieved with a modified conservation designation, along with
sensitive controls over the remainder of the Keopuka property. The suggested modified
Conservation designation is shown on Map 2. This includes the entire area below the Old
Cart Road as well as a portion of the Pali mauka of the Old Cart Road. The present
"Open" LUPAG designation along the coast, plus this proposed "Conservation"
designation, would cover about 175 acres and create an open space belt 1300' to 2100'
wide.
The County envisions the following general principles with respect to any development
of the Keopuka property:
1. Within the area to be designated "Conservation" in the General Plan, the
existing "Open" designated area, and the "Conservation Easement area", which together
contain about 175 acres, the landowner would dedicate an area of about 20 acres for long-
term public park use. In the park area the only improvements would be for park use,
including public trails. In the remainder of the "Conservation", "Open", and
"Conservation Easement" areas, the only private development would consist of a handful
Honorable Bobby Jean Leithead-Todd, Chair
COMMITTEE ON PLANNING
County of Hawaii
Page 3
August 21, 2002
of simple picnic pavilions for the use of owners of some of the private lots. These would
all be located at least 300' from the shoreline, north of Keawekaheka Pt. The remainder
of this 175-acre area would remain entirely natural and undeveloped except for access
easements and public trails. There would be a public shoreline trail running the entire
length of the Keopuka property, with amauka-makki connection to the Old Cart Road.
2. In the area between the "Old Government Road", which runs parallel to the
Old Cart Road, but about 1600' further inland, and the "Conservation" area, consisting of
about 110 acres, development would be limited to about 16 subdivided lots. One farm
dwelling could be built on each lot. The areas that could be grubbed, graded, or covered
with imported soil would be strictly limited to about 10% of each lot area, exclusive of
roads and driveways. The homes would be required to use enhanced septic systems for
domestic waste disposal that would greatly reduce the nutrients that could percolate into
the ground. Because of the size of the "Conservation" and "Conservation Easement"
areas no home would be constructed closer than about aquarter-mile from the shoreline.
Except for access and utility crossing as necessary, all significant historic sites would be
preserved, along with significant natural features such as lava tubes and lava feeding
channels.
3. In the remainder of the property, mauka of the Old Government Road,
consisting of about 350 acres, the landowner could subdivide about 110 individual lots.
Except for necessary access and utility crossings, significant historical sites would be
preserved, along with significant natural features such as lava feeding channels and
stands of native trees. There would be no golf course development. There might be a
recreational facility for lot owners. There would be an agricultural program and best
management practices to control against the potential pollution of ground water by over-
fertilization or other agricultural or landscaping practices, and any farm dwellings would
use enhanced septic systems.
On the entire property, preservation of burials would be handled under the rules of the
Burial Council, but the landowner would agree that burials should be preserved in place
with appropriate buffers.
The public would have ungated vehicular access along the main project roadway through
the subdivision to get to the public park area.
Honorable Bobby Jean Leithead-Todd, Chair
COMMITTEE ON PLANNING
County of Hawaii
Page
August 21, 2002
The development as described herein would need an Environmental Impact Statement, an
SMA major permit, a special permit for any enclosed recreational facilities, a Planned
Unit Development Permit, and a Conservation District Use Permit, as well as possibly a
Shoreline Setback Variance, for a shoreline trail and park facilities. During the course of
these applications the public will be able to comment on aspects of the project, and
further planning will be done to identify burials, historical and cultural sites, and
important natural features, and determine the best way to preserve them, and the best way
to handle public access and public recreational use of the area.
At present, the entire area, except for 40 acres along the coast that is in the State Land
Use Conservation District, a band about 300' deep, is in the County's Agricultural-5 acre
zone. This means that the Keopuka parcel of 620 acres could potentially be subdivided to
about 124 five-acre lots. In the area mauka of the Old Government Road, the five-acre
lots would only need a subdivision approval. The landowner would be entitled to
subdivision approval by building the roads, water, and other infrastructure to county
standards. Public access and protection of historic sites would also be conditions of
subdivision approval, but otherwise, under present law, the landowner would have the
right to subdivide this mauka area to about 69 lots.
Between the Old Government Road and the area currently in the State Land Use
Conservation District, any development, such as subdivision, would require an SMA
permit. The owner could, with an SMA permit, potentially create up to 55 more lots (in
addition to the 69 mauka lots) as close as 300' from the shoreline. The scenario set forth
above has the effect of moving almost all the development away from the sensitive
shoreline area, which also contains most of the recognized historic sites.
The present General Plan maps have an "Open" designation along the shoreline, but the
rest of the parcel is designated "Orchards" or "Extensive Agricultural". Neither
designation offers any long-term protection or guidance for land-use decision-making.
Honorable Bobby Jean Leithead-Todd, Chair
COMMITTEE ON PLANNING
County of Hawaii
Page 5
August 21, 2002
The Planning Director therefore requests that the Council modify proposed LUPAG
amendment H-1 to follow Map 2. At this point, procedurally, it would be up to the
Council to initiate this modification of the amendment.
Sincerely
CHRISTOPHER J.
Planning Director
CJY:pak
Wpwin60\Pat\Leithead-Todd -General Plan
Attachments
cc: Honorable Harry Kim, Mayor
Honorable James Arakaki, Council Chair
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