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HomeMy WebLinkAboutCOM 0171.000 2002-2004 Mtv os y~ Harry Kim ~,c~~ Dixie Kaetsu Mgvor' ~ • I d~ Mnnnging Uirectrx • ' Peter F:endricks 1>~ oe.M~',~~ Deputy Mrsnngircg Diree[or r, _ . County of Hawaii - 25 Aupuni S[reet, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-821 I • Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808)329-5226 Fax (808)326-5663 March 3, 2003 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 02-012) Request: Agricultural to Urban Change of Zone Application (REZ 02-022) Request: Agricultural (A-Sa) to Multiple-Family Residential (RM-2.5) Applicant: Pua`a Development, LLC Tax Map Key: '7-5-10:6 State Land Use Boundary Amendment Application (SLU 02-011) Request: Agricultural to Rural Change o1'Zone Application (REZ 02-021) Request: Agricultural (A-Sa) to Residential and Agricultural (RA-2a) Applicant: Erwin L. Baldwin Tax Map Key: 6-2-9:9 State Land Use Boundary Amendment (SLU 02-O13) Request: Agricultural to Rural Change of 'Lone Application (REZ 02-026) Request: Agricultural (A-Sa) to Residential and Agricultural (RA-2a) Applicants: Philip R. and Diane C. Delmer Tax Map Key: fi-2-11:3 X3;1/S 77 ~ 7~ N0. Pik lfo. lief. To: liar. n.~_~laR i n ~ooa Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 March 3, 2003 State Land Use Boundary Amendment Application (SLU 02-014) Request: Agricultural to Rural Change of Zone Application (REZ 02-027) Request: Agricultural (A-5a) to Residential and Agricultural (RA-2a) Applicant: Theodore T. and Susan T. Herhold Tax Map Key: 6-2-11:]2 State Land Use Boundary Amendment (SLU 02-015) Request: Agricultural to Rural Change of Zone Application (REZ 02-028) Request: Agricultural (A-Sa) to Residential and Agricultural (RA-2a) Applicant: Paula K. Kosters Tax Map Key• 6-2-11:31 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. Si cerely, Harry Kim Mayor 1020703may Enclosures cc: Planning Department ~?Nt N N Harry Kim Maynr w r°~ ~'ir~ os.M'r~ County of Hawaii PLANNING COMMISSION I01 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 yy~~~~ryry (808) 961-8288 • Fax (808) 961-8742 C1 .T iIE~IJ 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 (SLU 02-015) Request: Agricultural to Rural Change of Zone Application (REZ 02-028) Request: Agricultural (A-Sa) to Residential and Agricultural (RA-2a) Applicant: Paula K. Kosters Tax Map Key• 6-2-11:31 The Planning Commission, after a duly held public hearing on February 7, 2003, voted to recommend for your approval the proposed legislative bills for a State Land Use Boundary Amendment from Agricultural to Rural and a Change of Zone changing the district classification from Agricultural (A-Sa) to Residential and Agricultural (RA-2a) for approximately 5.0126 acres of land. The property is located in Anekona Estates Subdivision, at the southwest corner of Kanehoa Street-Aho Place intersection, `Ouli, South Kohala, H awai `i. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: State Land Use Boundary Amendment The applicant is requesting a State Land Use District Boundary Amendment from an Agricultural to a Rural district for approximately 5.0126 acres of land in order to subdivide the property into two lots, 2.7169 acres and 2.2957 acres in size. The property was registered with the State Real Estate Commission in December 1994 as a Condominium Property Regime. There is also a request for a Change of Zone from an Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 Agricultural (A-Sa) to a Residential and Agricultural (RA-2a) zoned district that is concurrently being processed for the property. The approval of the reclassification from the State Land Use Agricultural to the Rural District will not be violative of Section 205-2, Chapter 205, Hawai `i Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules, Chapter 28 of the Hawai `i County Code, Rule 13 of the Planning Commission Rules of Practice and Procedures, the County General Plan and the Hawai `i State Plan. According to the Hawai `i Land Use Commission Rules, the following three standards shall apply when determining an area for the Rural district boundaries: (1) Areas consisting of small farms; provided that the areas need not be included in this district if their inclusion will alter the general characteristics of the areas; (2) Activities or uses as characterized by low-density residential lots of not less than one-half acre and a density of not more than one single-family dwelling, per one-half acre in areas where "city-like" concentration of people, structures, streets, and urban level of services are absent, and where small farms are intermixed with the low-density residential lots; and (3) It may also include parcels of land which are surrounded by, or contiguous to this district, and aze not suited to low-density residential uses for small farm or agricultural uses. The property was created on October 23, 1990 as one of the original 36 lots of the Anekona Estates Subdivision. The subdivision presently consists of 47 parcels. According to Planning Department's records, Ohana Dwelling Permits were approved for 12 lots within the subdivision. According to Real Property Tax records, 14 lots are encumbered as Condominium Property Regimes (CPRs), including the subject property. Lands further to the south and east of the property aze parcels that have been reclassified to Rural and zoned Residential and Agricultural (RA-2a) by the County. However, the immediate parcels to the north, east and adjoining south parcel are 5+-acre parcels that are within the State Land Use Agricultural District and are zoned Agricultural (A-Sa) by the County. Those parcels are presently vacant of any uses. The `Ouli Mutual Self Help Housing 40-lot Subdivision, approved on December 11, 1997 with minimum 10,000 square foot lots, borders the west side of the property. This affordable housing project area was reclassified to State Land Use Urban District in January 1994. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 Surrounding lands are located within the State's Urban, Agricultural and Rural Districts and in the County's Agricultural (A-Sa and A-1a) and Residential and Agricultural (RA-2a) zoned districts. The Kanehoa Subdivision is located immediately to the east of Anekona Estates Subdivision; the Kamuela Plantations Subdivision, consisting of 10 lots, is located further to the east; and the Waimea Landmazk Estates Subdivision, consisting of 26 lots, is located further to the north across the Kawaihae Road. Those subdivisions include mixed residential uses, vacant lands, and very few residential/agricultural uses. The `Ouli Ekahi 33-unit affordable rental housing project, constructed in 1995, located to the northwest of the property, is designated State Land Use Urban District. The proposed Hale Wailani Subdivision is also situated west of Anekona Estates Subdivision and adjacent to the housing projects. It is currently zoned A-1 a and the developer proposes a 49-lot subdivision, with lots minimum two acres in size. From 1998 to present, the County Council approved similar requests for a State Land Use Boundary Amendment from an Agricultural to Rural District and a Change of Zone from A-5a to RA-2a for 12 pazcels in the Anekona Estates Subdivision. Of those parcels, 11 parcels have secured Final Subdivision Approval, and one pazcel has been granted Tentative Subdivision Approval. Similar land use changes were approved for 3 parcels in the Kanehoa Subdivision. Two of the parcels have secured Final Subdivision Approval. In October 1996, the County Council also approved the reclassification of two 5-acre parcels within the Kamuela Plantations Subdivision to State Land Use Rural District. One of those parcels was recently redesignated to Residential and Agricultural- 2a (RA-2a) zoned district. It is pointed out that there is a similar request to reclassify Tax Map Key 6-2-11:25 (Robert D. Fischler) that is presently pending with the County Council. In addition, three land use reclassification requests have been submitted for the following parcels: Tax Map Key 6-2-11:12 (Theodore T. & Susan T. Herhold), and Tax Map Key 6-2-11:3 (Philip R. & Diane C. Delmer) in the Anekona Estates Subdivision; and Tax Map Key 6-2-9:9 (Erwin L. Baldwin) in the Kanehoa Subdivision. Section 15-15-27 of the Hawaii Land Use Commission Rules determines the Permissible uses within the Rural district. This states: "(a) Permissible uses within the rural district shall include the following activities: (1) All agricultural related uses permitted under section 15-I 5-25 relating to agricultural uses; (2) Low-density residential lots of not more than one dwelling house per one-half acre, except as provided by County ordinance pursuant Co Section 46-4(c), HRS. The commission for good cause may allow one lot of less than one-half acre, but not less than 18,500 squaze feet, or an equivalent residential density, provided all other lots in the subdivision have the minimum lot size of one-half acre. A petition for variance may he processed under the special perniit procedure pursuant to subchapter 12. This exception shall apply to lots of Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 record existing prior to January 1, 1977, and of not more than two acres. There shall be no more than one single-family dwelling per one-half acre, except as may he provided for in this section." The proposed boundary amendment is for similar residential-agricultural uses that are compatible to the Rural designation. The applicant has stated that the 5.0126 acres will be subdivided into two residential/agricultural lots, each with minimum two acres in size, in order to establish separate fee ownership. Thus, the requested boundary amendment would be in the direction of fulfilling the permissible uses of the rural designation. The proposed Rural boundary amendment request would be consistent with the Land Use Element of the General Plan. Land use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It is also used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use and Agriculture goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following: LAND USE and A RI i T RE • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. • Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zone uses, availability of public services and utilities, access, and public need. • 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 • Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • Rura]-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. • The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. The proposed Rural boundary amendment request would also complement the following goals, policies and standards of the Housing and Single Family Residential Elements of the General Plan: HOUSING • Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. • Attain a diversity of socio-economic housing mix throughout the different parts of the County. • Maintain a housing supply which allows a variety of choice. • Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. • Improve and maintain the quality and affordability of the existing housing stock. • Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. • Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 • The County shall encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and conect existing deficiencies. • The County shall protect residential property values from depreciating influences. SINGLE-FAMILY RESIDENTIAL • 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. • The County shall incorporate reasonable flexibility in codes and ordinances to achieve a diversity of socio- economic housing mix and to permit aesthetic balance between single-family residential structures and open spaces. • The County shall review and amend if necessary land use ordinances and codes to include considerations for rural-style residential subdivisions in appropriate locations. Standards and criteria for the establishment of these areas shall be developed. The proposed Rural boundary request also conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates the area for Extensive Agricultural. The Extensive Agricultural designation is consistent with the rural, low- density form depicted on the LUPAG Map for this area of South Kohala. Further, the County is currently conducting a comprehensive review update to the General Plan. One of the proposed amendments to the LUPAG Map is to change the designation for certain areas, including the Anekona Estates and Kanehoa Subdivisions and on both sides of the Kawaihae Road, from "Extensive Agricultural" to "Rural," as the area is currently residential/agricultural in character. Further, the County Council has been approving land use reclassifications in the Anekona Estates, Kanehoa and Kamuela Plantations Subdivisions to State Land Use Rural district and Residential-Agricultural zoning. This boundary request would allow a rural development for Residential-Agricultural uses. Based on the above findings, including the General Plan's goals and policies, the granting of the Rural boundary amendment would complement and implement the General Plan. All utilities and services are available to the property which are essential to accommodate rural development. The Anekona Street and Kanehoa Street provide Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 accesses from Kawaihae Road into Anekona Estates Subdivision and the makai portion of the Kanehoa Subdivision. Kanehoa Street is a connector road that leads into Anekona Estates Subdivision and runs parallel to Kawaihae Road. Anekona Street and Kanehoa Street have rights-of--way width of 50 feet with a 20-foot wide agricultural standard asphalt pavement with grass/gravel shoulders. Direct access to the property is from Kanehoa Street. According to the Department of Water Supply, the property has two service laterals for the proposed lots. As there is no municipal sewer system in the area, the applicant would be required to dispose wastewater into a septic tank system meeting the approval of the State Depaztment of Health. Underground electrical, telephone and cable services are available to the property. The nearest police, fire and emergency facilities are located in Waimea, approximately 7 miles east of the property. The property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The Federal Emergency Management Agency Flood Insurance Rate Map (FIRM) designates the property as Zone X, areas determined to be outside of the 500-year flood plain. The topography of the property is relatively level. While the 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 property was previously utilized for cattle grazing. The property is unclassified by the Agricultural Lands of Importance to the State of Hawaii (ALISH) System. Soils within the property and surrounding area aze classified as "E" or "Very Poor" for agricultural productivity by the Land Study Bureau. While the potential for intensive and/or extensive agricultural uses may exist, the soil conditions within the property and surrounding area would preclude such intensive agricultural activities from being conducted without a significant amount of effort. Because the property and surrounding area have been previously grazed by cattle and extensively altered with agricultural/urban development, it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the property, nor has the area been identified as a significant botanical or biological habitat. At present there is no evidence or known valued cultural, historical or native resources or any traditional and customary Native Hawaiian rights been practiced in the area. Thus, at this time, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Furthermore, a Rural classification would complement the existing and future residential-agricultural land use pattern of the surrounding properties. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 The subject request is not contrary to Chapter 205A, Hawai `i Revised Statutes, relating to Coastal Zone Management Area. The property is not situated within the Special Management Area. It is located approximately six miles from the nearest coastline and therefore, will not be impacted by coastal hazard and beach erosion. There is no identified recreational resources, historic resources, public access to the shoreline or mountain areas, scenic and open space preserves, coastal ecosystems, marine resources or other natural and environmental resources in the area. Thus, the proposed request and use of the property will not adversely impact those resources. Finally, it should be noted that the reclassification action would also conform to the following goals, objectives and/or policies articulated in the Hawai `i State Plan relating to 5ocio-cultural advancement -Housing objectives and policies: (a) Planning for the State's socio-cultural advancement with regard to housing shall be directed towards achievement of the following objectives: • Greater opportunities for Hawai`i'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. • The orderly development ofresidential areas sensitive to community needs and other land uses. (b) To achieve the housing objectives, it shall be the policy of this state to: • Effectively accommodate the housing needs of Hawai `i's people. • Stimulate and promote feasible approaches that increase housing choices for low-income, moderate-income and gap-group households. • Increase home ownership and rental opportunities and choices in terms of quality, location, cost, densities, style, and size of housing. • 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 9 • Foster a variety of lifestyles traditional to Hawaii through the design and maintenance of neighborhoods that reflect the cultures and values of the community. Based on the above, the approval of the State Land Use Boundary Amendment to the Rural District complements the State Land Use Regulations and is supportive of the State of Hawaii Plan and the County of Hawaii General Plan. Change of Zone The applicant is requesting a Change of Zone from an Agricultural (A-Sa) to Residential and Agricultural-2 acres (RA-2a) zoned district for approximately 5.0126 acres of land in order to subdivide the property into two lots, 2.7169 acres and 2.2957 acres in size. The property was registered with the State Real Estate Commission in December 1994 as a Condominium Property Regime. There is also a request for a State Land Use District Boundary Amendment from an Agricultural to a Rural district that is concurrently being processed for the property. 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 Change of Zone request from Agricultural-5 acres (A-Sa) to Residential and Agricultural-2 acres (RA-2a) zoned district will conform to the following goals, policies and standards of the General Plan Land Use Elements. Land use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It also is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use and Agriculture goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following: Honorable James Y. Arakaki, Chairman and Members of the County Council Page 10 LAND USE and AGRI TI R • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. • Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zone uses, availability of public services and utilities, access, and public need. • 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. • Rural-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. • The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. The proposed change of zone request would also complement the following goals, policies and standards of the Housing and Single Family Residential Elements of the General Plan: HOUSING • Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. • Attain a diversity of socio-economic housing mix throughout the different parts of the County. • Maintain a housing supply which allows a variety of choice. Honorable James Y. Arakaki, Chairman and Members of the County Council Page I 1 • Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. • Improve and maintain the quality and affordability of the existing housing stock. • Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. • Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income. • The County shall encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. • The County shall protect residential property values from depreciating influences. SINGLE-FAMIT.y RES_ IDENT~ • 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. • The County shall incorporate reasonable flexibility in codes and ordinances to achieve adiversity of socio- economic housing mix and to permit aesthetic balance between single-family residential structures and open spaces. • The County shall review and amend if necessary land use ordinances and codes to include considerations for rural-style residential subdivisions in appropriate locations. Standards and criteria for the establishment of these areas shall be developed. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The subject area is designated Honorable James Y. Arakaki, Chairman and Members of the County Council Page 12 Extensive Agricultural. The County is currently conducting a comprehensive review update to the General Plan. One of the proposed amendments to the LUPAG Map is to change the designation for certain azeas, including the Anekona Estates and Kanehoa Subdivisions and on both sides of the Kawaihae Road, from "Extensive Agricultural" to "Rural," as the area is currently residential/agricultural in character. Further, the County Council has been approving land use reclassifications in the Anekona Estates and Kanehoa Subdivisions to State Land Use Rural district and Residential-Agricultural zoning. Therefore, it is determined that the request is consistent with the rural low- densitydevelopment land use depicted on the LUPAG Map for this area of South Kohala. The property and surrounding areas were previously zoned Unplanned from the date of adoption of the Zoning Code in 1967. The Unplanned district applied to areas where no sufficient studies were conducted to adopt specific district classification. The Unplanned district permitted uses relating to agriculture. With the adoption of the revised Zoning Code on December 7, 1996 and ratified on April 6, 1999, all Unplanned zoned districts were reclassified to Agricultural-5 acre (A-Sa). Therefore, the property is presently zoned A-Sa. The property was created on October 23, 1990, as one of the original 36 lots of the Anekona Estates Subdivision. The subdivision presently consists of 47 parcels. According to Planning Department's records, Ohana Dwelling Permits were approved for 12 lots within the subdivision. According to Real Property Tax records, 14 lots are encumbered as Condominium Property Regimes (CPRs), including the subject property. Lands further to the south and east of the property are parcels that have been reclassified to Rural and zoned Residential and Agricultural (RA-2a) by the County. However, the immediate parcels to the north, east and adjoining south parcel are 5+-acre parcels that are within the State Land Use Agricultural District and are zoned Agricultural (A-Sa) by the County. Those pazcels are presently vacant of any uses. The `Ouli Mutual Self Help Housing 40-lot Subdivision, approved on December 11, 1997 with minimum 10,000 square foot lots, borders the west side of the property. This affordable housing project area was reclassified to State Land Use Urban District in January ] 994. Surrounding lands are located within the State's Urban, Agricultural and Rural Districts and in the County's Agricultural (A-Sa and A-la) and Residential and Agricultural (RA-2a) zoned districts. The Kanehoa Subdivision is located immediately to the east of Anekona Estates Subdivision; the Kamuela Plantations Subdivision, consisting of 10 lots, is located further to the east; and the Waimea Landmark Estates Subdivision, consisting of 26 lots, is located further to the north across the Kawaihae Road. Those subdivisions include mixed residential uses, vacant lands, and very few Honorable James Y. Arakaki, Chairman and Members of the County Council Page 13 residential/agricultural uses. The `Ouli Ekahi 33-unit affordable rental housing project, constructed in 1995, located to the northwest of the property, is designated State Land Use Urban District. The proposed Hale Wailani Subdivision is also situated west of Anekona Estates Subdivision and adjacent to the housing projects. It is currently zoned A-la and the developer proposes a 49-lot subdivision, with lots minimum two acres in size. From 1998 to present, the County Council approved similar requests for a State Land Use Boundary Amendment from an Agricultural to Rural District and a Change of Zone from A-Sato RA-2a for 12 parcels in the Anekona Estates Subdivision. Of those parcels, 1 1 parcels have secured Final Subdivision Approval, and one parcel has been granted Tentative Subdivision Approval. Similar land use changes were approved for 3 parcels in the Kanehoa Subdivision. Two of the parcels have secured Final Subdivision Approval In October 1996, the County Council also approved the reclassification of two 5-acre parcels within the Kamuela Plantations Subdivision to State Land Use Rural District. One of those parcels was recently redesignated to Residential and Agricultural-2a (RA-2a) zoned district It is pointed out that there is a similar request to reclassify Tax Map Key 6-2-11:25 (Robert D. Fischler) that is presently pending with the County Council. In addition, three land use reclassification requests have been submitted for the following parcels: Tax Map Key 6-2-11:12 (Theodore T. & Susan T. Herhold), and Tax Map Key 6-2-11:3 (Philip R. & Diane C. Delmer) in the Anekona Estates Subdivision; and Tax Map Key 6-2-9:9 (Erwin L. Baldwin) in the Kanehoa Subdivision. Therefore, a favorable recommendation of this change of zone request will be consistent with the emerging land use pattern being established within this portion of South Kohala. Should the County Council approve the applicant's request for a State Land Use Rural District and for a Residential and Agricultural (RA-2a) 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 would 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 for atwo-lot subdivision with one home on each lot, the potential to allow four (4) homes may contribute to a cumulative burden on the existing infrastructure (road, water, etc.) which cannot be supported. Therefore, a condition is included in the change of zone ordinance to prohibit a second dwelling unit and a Condominium Property Regime (CPR) on each lot. Further, a condition has been included that the applicant shall dissolve the existing Condominium Property Regime. It is pointed out that the applicant has represented that Honorable James Y. Arakaki, Chairman and Members of the County Council Page 14 once the proposed subdivision is completed, the CPR wiil be extinguished, and that restrictive covenants will be developed for the subdivision that will prohibit ohana dwellings in order to preserve the residential-agricultural ambience of the area. The property was previously utilized for cattle grazing, but is currently not used for any agricultural activities. The Federal Emergency Management Agency Flood Insurance Rate Map (FIRM) designates the property as Zone X, an area determined to be outside of the 500-year flood plain. The topography of the property is relatively level. The property is unclassified by the Agricultural Lands of Importance to the State of Hawaii (ALISH) System. Soils within the property and surrounding area is classified as "E" or "Very Poor" for agricultural productivity by the Land Study Bureau. While the potential for intensive and/or extensive agricultural uses may exist, the soil conditions within the property and surrounding area would preclude such intensive agricultural activities from being conducted without a significant amount of effort. The Anekona Street and Kanehoa Street provide accesses from Kawaihae Road into Anekona Estates Subdivision and the makai portion of the Kanehoa Subdivision. Kanehoa Street is a connector road that leads into Anekona Estates Subdivision and runs parallel to Kawaihae Road. Anekona Street and Kanehoa Street have rights-of--way width of 50 feet with a 20-foot wide agricultural standard asphalt pavement with grass/gravel shoulders. Direct access to the property is from Kanehoa Street. According to the Department of Water Supply, the property has two service laterals for the proposed lots. As there is no municipal sewer system in the area, the applicant would be required to dispose wastewater into a septic tank system meeting the approval of the State Department of Health. Underground electrical, telephone and cable services are available to the property. The nearest police, fire and emergency facilities are located in Waimea, approximately 7 miles east of the property. The subject request is not contrary to Chapter 205A, Hawaii Revised SCatutes, relating to Coastal Zone Management Area. The property is not situated within the Special Management Area. It is located approximately six miles from the nearest coastline and therefore, will not be impacted by coastal hazard and beach erosion. There is no identified recreational resources, historic resources, public access to the shoreline or mountain areas, scenic and open space preserves, coastal ecosystems, marine resources or other natural and environmental resources in the area. Thus, the proposed request and use of the property will not adversely impact those resources. Finally, because the property and surrounding areas have been previously grazed by cattle and extensively altered with agricultural/urban development, it is not anticipated Honorable James Y. Arakaki, Chairman and Members of the County Council Page 15 that endangered or threatened candidate species of flora or fauna are located within the subject property, nor has the area been identified as a significant botanical or biological habitat. At present, there is no evidence of valued cultural, historical or native resources nor has any traditional and customary Native Hawaiian rights been practiced in the area. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Based on the above findings, approval of the Change of Zone request from Agricultural-5 acres (A-Sa) to Residential and Agricultural-2 acres (RA-2a) zoned district would result in an appropriate land use pattern that will further benefit the public. For your favorable consideration, amendments to the State Land Use Boundaries Map, H-14 for the County of Hawaii and Section 25-8-7 (North and South Kohala Districts Zone Map) of Chapter 25, Zoning Code, of the Hawaii County Code, are transmitted. We are enclosing a copy of the staff background and Department of Transportation's comments for your information. Sincerely, Fred Galdones, Chairman Planning Cornmission Lkosters02PC Enclosures cc: Mr. Gregory R. Mooers Ms. Paula Kosters Department of Public Works Department of Water Supply Planning Department -Kona Department of Land & Natural Resources Rodney Haraga, Director/DOT-Highways, Honolulu P LINDA LINGLE z¢. ~ RODNEY K. HARAGA GO'?ERNOR t°v ~ssa ,'+w„ DIRECTOR ' Acting Depufy Dueclor m~; i/'p GLENN M. OKIMOTO t IR ^m.®.~.oerA' STATE OF HAWAII IN RERLV REFER ro: ,'"''3 : Flj y P~ 1 D~EPAa 9 PUNCHBOW NSTR RE ATION HWY-PS )-'I_%"'~!f-!~P~I~~ !~~)~~~.~?,;,j~~l-r HONOLULU, HAWA1196813-5097 - 2.9246 C~~i~lil' C;F 1~:;',r'All r~k. a~ EB 3 20D3 Mr. Christopher J. Yuen Director Planning Department County of Hawaii 1 O1 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 Dear Mr. Yuen: Subject: SLU-02-015 -Agricultural to Rural REZ 02-028 -Change of Zone Application Agricultural (A-Sa) to Residential and Agricultural (RA-2a) Applicant: Paula K. Kosters TMK: 6-2-011:031, South Kohala, Hawaii Thank you for transmitting the subject application for our review and comments. We have the following comments: 1. The change of zone application by itself should not result in any significant impacts on o~.ir State highway facilities. However, we view the application as a precedent leading to greater density and vehicular traffic. If more of these rezoning requests are permitted, their cumulative effects will result in increased traffic and safety impacts at the intersection of our Waimea-Kawaihae Road with .Anekona Street. 2. We understand that you are aware of this problem and are presently investigating the possibility of having all of the subdivision owners share the cost of any needed highway improvements such as channelizing and illuminating intersections. Mr. Christopher J. Yuen HWY-PS Page 2 29246 3. For further information in determining the needed roadway improvements, please contact and coordinate with our District Office in Hilo Very riuly yours, l ! i RO1~1VE~ K~H GA Director, fTransportation BKosters0l agk- V26/03 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT PAULA K. KOSTERS STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 02-015) CHANGE OF ZONE APPLICATION (REZ 02-028) Paula K. Kosters has submitted applications for a State Land Use Boundary Amendment from Agricultural to Rural and a Change of Zone by changing the district classification from Agricultural (A-Sa) to Residential and Agricultural (RA-2a) for approximately 5.0126 acres of land. The property is located in Anekona Estates Subdivision, at the southwest corner of Kanehoa Street-Aho Place intersection, `Ouli, South Kohala, Hawaii, TMK: 6-2-11:31. GENERAL INFORMATION 1. Land Ownership: Paula K. Kosters, Lee Pappemow, Melvin M. and Mara K. Paio are the fee owners of the subject property. All landowners have signed and/or authorized for submittal of the app]ications. 2. September 9, 1994: Planning Director approved an Ohana Dwelling Permit (OHD 94-173). 3. December 22, 1994: Effective date of Registration No. 3187 issued by the State Real Estate Commission reporting that the property is a Condominium Property Regime. PROPOSED DEVELOPMENT 4. Request: The applicant is requesting a State Land Use District Boundary Amendment from an Agricultural to a Rural district and a Change of Zone from an Agricultural (A-Sa) to a Residential and Agricultural (RA-2a) zoned district for approximately 5.0126 acres of land. The applicant proposes to subdivide the vacant property into two lots, 2.7169 acres and 2.2957 acres in size. 5. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit A -State Land Use Boundary Amendment and Change of Zone Applications) 6. Notification to surrounding property owners: The Planning Department files reflect flrat the applicant has served two notices, as required, of the applications to the surrounding property owners. STATE AND COUNTY PLANS 7. State Land Use District: Agricultural. 8. Hawaii State Plan Consistency: Socio-Cultural Advancement (Housing) objectives and policies. 9. General Plan Consistency: Goals, policies and courses of action of the Land Use, Agriculture, Residential, and Housing Elements for South Kohala. 10. General Plan Laud Use Pattern Allocation Guide (LUPAG) Map: Extensive Agricultural, which allows uses for pasturage and range lands. The County is currently conducting a comprehensive review update to the General Plan. One of the proposed amendments to the LUPAG Map is to change the designation for certain areas, including the Anekona Estates and Kanehoa Subdivisions and on both sides of the Kawaihae Road, from "Extensive Agricultural" to "Rural." The area is currently residential/agricultural in character. The County Council has been approving land use reclassifications in the Anekona Estates, Kanehoa and Kamuela Plantations Subdivisions to State Land Use Rural district and County Residential-Agricultural zoning. 11. County Zoning: The property and surrounding areas were previously zoned Unplanned from the date of adoption of the Zoning Code in 1967. The Unplanned district applied to areas where no sufficient studies were conducted to adopt specific district classification. The Unplanned district permitted uses relating to agriculture. With the adoption of the revised Zoning Code on December 7, 1996 and ratified on April 6, 1999, all Unplamned zoned districts were reclassified to Agricultural-5 acre (A-Sa). Therefore, the property is presently zoned A-Sa. 12. Ohana Dwellings: Ohana dwellings maybe applied for with the new proposed State Land Use Rural District and County Residential and Agricultural (RA-2a) district zoning. The applicanC has stated in its applications, "There will be restrictive covenants developed for the subdivision that will prohibit ohana dN+ellings to preserve the residential-agricultural ambience of the area." 13. Coastal Zone Management, HRS, Chapter 205A: The entire State of Hawaii lies within the Coastal 7.one Management Area. The intent of the Coastal Zone Management Program is to guide and regulate public and private uses in the coastal zone management area with respect to recreational resources, historic resources, public access to the -2- shoreline, scenic and open space resources, coastal ecosystems, marine resources, economic uses, coastal hazards, managing development, public participation, and beach protection. 14. Special Management Area (SMA): The Special Management Area is a part of the Coastal Zone Management Program and regulated by the County. The property is not situated within the Special Management Area. 1t is located approximately six miles from the nearest coastline and therefore, will not be impacted by coastal hazard and beach erosion. There is no identified recreational resources, historic resources, public access to the shoreline or mountain areas, scenic and open space preserves, coastal ecosystems, marine resources or other natural and environmental resources in the area. DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA 15. Subject Property: The vacant property is roughly rectangular in shape with a total area of 5.0126 acres. The topography of the property is relatively level. The property was previously in cattle grazing but presently, is not used for any agricultural activities. 16. Anekona Estates Subdivision: The property was created on October 23, 1990 as one of the original 36 lots of the Anekona Estates Subdivision. The subdivision presently consists of 47 parcels. According to Planning Department's records, Ohana Dwelling Permits were approved for 12 lots within the subdivision. According to Real Property Tax records, 14 lots are encumbered as Condominium Property Regimes (CPRs), including the subject property. 17. Kanehoa Subdivision: The Kanehoa Subdivision was created on Apri129, 1985 for 26 lots. Presently, it consists of 28 lots. According to Planning Department's records, Ohana Dwelling Permits were approved on 16 lots within the subdivision. According to Real Property Tax records, 14 lots are encumbered as Condominium Property Regimes (CPRs). 18. Adjacent Land Uses: Lands further to the south and east of the property are parcels that have been reclassified to Rural and zoned Residential and Agricultural (RA-2a) by the County. However, the immediate parcels to the north, east and adjoining south parcel are 5+-acre parcels that are within the State Land Use Agricultural District and are zoned Agricultural (A-Sa) by the County. Those parcels are presently vacant of any uses. The `Ouli Mutual Self Help Housing 40-lot Subdivision, approved on December 11, 1997 -3- with minimum 10,000 square foot lots, borders the west side of the property. This affordable housing project area was reclassified to State Land Use Urban District in January 1994. 19. Surrounding Zoning/Land Uses: Surrounding ]ands are located within the State's Urban, Agricultural and Rural Districts and in the County's Agricultural (A-Sa and A-la) and Residential and Agricultural (RA-2a) zoned districts. The Kanehoa Subdivision is located immediately to the east of Anekona Estates Subdivision; the Kamuela Plantations Subdivision, consisting of 10 lots, is located further to the east; and the Waimea Landmark Estates Subdivision, consisting of 26 lots, is located further to the north across the Kawaihae Road. Those subdivisions include mixed residential uses, vacant lands, and very few residential/agricultural uses. The `Ouli Ekahi 33-unit affordable rental housing project, constructed in 1995, located to the northwest of the property, is designated State Land Use Urban District. The proposed Hale Wailani Subdivision is also situated west of Anekona Estates Subdivision and adjacent to the housing projects. It is currently zoned A-1 a and the developer proposes a 49-lot subdivision, with lots minimum two acres in size. 20. Previous Approvals: From 1998 to present, the County Council approved similar requests for a State Land Use Boundary Amendment from an Agricultural to Rural District and a Change of Zone from A-Sato RA-2a for 12 parcels in the Anekona Estates Subdivision. Of those parcels, ] 1 parcels have secured Final Subdivision Approval, and one parcel has been granted Tentative Subdivision Approval. Similar land use changes were approved for 3 parcels in the Kanehoa Subdivision. Two of the parcels have secured Final Subdivision Approval. In October 1996, the County Council also approved the reclassification of two 5-acre parcels within the Kamuela Plantations Subdivision to State Land Use Rural District. One of those parcels was recently redesignated to Residential and Agricultural-2a (RA-2a) zoned district. It is pointed out that there is a similar request to reclassify Tax Map Key 6-2-11:25 (Robert D. Fischler) that is presently pending with the County Council. In addition, three land use reclassification requests have been submitted for the following parcels: Tax Map Key 6-2-] 1:12 (Theodore T. & Susan T. Herhold), and Tax Map Key 6-2-113 (Philip R. & Diane C. Delmer) in the Anekona Estates Subdivision; and Tax Map Key 6-2-9:9 (Erwin L. Baldwin) in the -4- Kanehoa Subdivision. (See Exhibit B -Tax Key Maps) 21. Agricultural Lands of Importance to the State of Hawaii (ALISH) System: The property and surrounding area are "Unc]assified" on the State Department of Agriculture's ALISH Map. 22. Land Study Bureau's Detailed Land Classification System: Soils within the property and surrounding area are classified as "E" or "Very Poor" for agricultural productivity. 23. U.S. Soil Survey: The soils are classified as Puu Pa extremely stony very fine sandy loam (PVD), 6 to 20 percent slopes. The surface layer is very dark brown extremely stony very fine sandy loam about 6 inches thick. The next layer is dark-brown and dark, yellowish-brown very fine sandy loam about 34 inches thick. It is underlain by fragmental A`a lava. Permeability is moderately rapid, runoff is medium, and the erosion hazard is moderate. These sails are used for pasture. 24. Flood Insurance Rate Map (FIRM): The property is located within Zone X, area determined to be outside the 500-year flood plain. 25. Flora/Fauna Resources: According to the applicant's environmental report, the area is undeveloped and barren except for few grasses and weeds. The natural vegetation occurring on the property consists of buffle grass, fountain grass, Spanish clover, prickly poppy, and yellow guava. No native fauna was observed on the site. Common animal species in the area include field mice and mongoose. There is no known or recorded rare or endangered animal or plant life in the area. 26. Archaeological Resources: According to the applicant's environmental report, the properly was previously used for cattle grazing. No archaeological, cultural or historic sites are known to be located on the property. Nevertheless, a condition will be included to require the notification of the Department of Land and Natural Resources-Historic Preservation Division should any archaeological sites be encountered during the course of development. 27. Cultural or Native Gathering Rights: According to the applicant, at present there is no evidence of valued cu]tural, historical or native resources nor has any traditional and customary Native Hawaiian rights been practiced in the area. Therefore, at this time no feasible action is necessary to protect these rights. -5- 28. Public Access: According to Planning Department's records, there are no records of a designated public access to the shoreline or mountain areas that traverses the property. PUBLIC UTILITIES AND SERVICES 29. Roadway: The Anekona Street and Kanehoa Street provide accesses from Kawaihae Road into Anekona Estates Subdivision and the makai portion of the Kanehoa Subdivision. Kanehoa Street is a connector road that leads into Anekona Estates Subdivision and runs parallel to Kawaihae Road. Anekona Street and Kanehoa Street have rights-of--way width of 50 feet with a 20-foot wide agricultural standard asphalt pavement with grass/gravel shoulders. Direct access to the property is from Kanehoa Street. 30. Water System: According to the Department of Water Supply, the subject property has two service laterals for 5/8-inch meters. 31. Wastewater System: There is no municipal sewer system in the area. The applicant would be required to dispose wastewater into a septic tank system meeting the approval of the State Department of Health. 32. Utilities: Underground electrical, telephone and cable services are available to the property. 33. Police/Fire Services: The nearest Police and Fire facilities are located in Waimea, approximately 7 miles east of the property. Waimea is also the primary employment and commercial center for this portion of South Kohala. 34. Recreational Facilities: The Waimea Park and Anuenue Playground are located approximately 6 miles east of the property. Spencer Beach Park is located approximately 6 miles to the west. AGENCIES' COMMENTS 35. Department of Public Works (December 26, 2002 Memo): "We have reviewed the subject application and our comments are as follows: 1. All development generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. 2. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. -6- 3. Kanehoa Street and Aho Place, fronting and providing access to the subject property is a private road with 20 foot wide pavement and unpaved shoulders. This is the Subdivision Code standard for private roads serving lots of 3 or more acres in size." 36. Department of Environmental Management (December 10, 2002 Memo): "We have reviewed the subject application and have no comments to offer." 37. Department of Water Supply (January 6, 2003 Memo): "We have reviewed the subject applications for the proposed State Land Use Boundary Amendment and Change of Zone and have the following comments. "The subject parcel has two service laterals for 5/8-inch meters; therefore, we have no requirements." 38. Police Department (December 24, 2002 Memo): "Staff has reviewed the above-referenced proposal and found that there are no concerns regarding the proposed use of this property from agricultural to rural." 39. Fire Department (December 10, 2002 Memo): "We havc no comments to offer at this time regarding the above-referenced applications." 40. Department of Land and Natural Resources-Historic Preservation Division (December 31, 2002 Letter): "We believe there are no historic properties present: intensive cultivation has altered the land, previous grubbing/grading has altered the land. Thus, we believe that `no historic properties will be affected' by this undertaking." 41. Department of Health (January 9, 2003 Memo): "Underground Injection systems (P. 586-4258) which receive wastewater or storm run-offs fi om the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 1 1, `Underground Injection Control." 42. Land Usc Commission (January 2, 2003 Letter): "We aclrnowledge receipt of your memorandum dated December 6, 2002 regarding the above subject application, and confirm that the subject parcel is designated within the boundary of the State Land LJse Agricultural District. -7- "Given the location, scope, and nature of the proposed activity, the State Land Use Commission defers to the judgment of the County of Hawaii in this matter. We have no further comments to offer aC this time. "Thank you for the opportunity to comment on the subject project." AGENCIES/ORGANIZATIONS - NO RESPONSE 43. Real Property Tax Office, Department of Land and Natural Resources-Land Division, Department of Transportation, Department of Agriculture, Natural Resources and Conservation Services, Soutlr Kohala Traffic & Safety Committee, and Anekona Community Association PUBLIC COMMENTS 44. The Planning Department has not received any written comments or objections from the general public or adjacent landowners on the subject applications. -8- Ni00ERS ENTERPRISES, LLC P.O. Box i 1 O 1 KAMUELA, HawAu 96743 STATE LAND USE BOUNDARY AMENDMENT: AGRICULTURAL TO RURAL CHANGE OF ZONE: AGRICULTURAL 5-ACRE TO RESIDENTIAL-AGRICULTURAL 2-ACRE Tax Map Key: (3) 6-2-11:031 Ouli, South Kohala, Hawaii Applicant: Paula K. Kosters Submitted by: Mooers Enterprises, LLC November 4, 2002 ~ ~ PHONE: (808) 885-6839 FAX. (808) 885-1574 EMAIL: GMOOERS@ATTG LOBALNET STATE LAND USE BOUNDARY AMENDMENT APPLICATION (15 ACRES OR LESS) COUNTY OF HAWAII PLANNING DEPARTMB~?h'~ y Pal 12 35 FLAPi"~lll ! ~:~-Rrl~/TENT (Type or legibly print the requested information) Ct!UN I ~r' ~ ,r f 'K"~!~`vl PETITIONER: Paula KKosters PETITIONER'S SIGNATURE: ~ /~~es~S DATE: 10/28/02 ADDRESS: c/o West Isle Properties, 65-1227 Opelo Road, Suite A-5, Kamuela, Hawaii 96743 PETITIONER'S INTEREST IF NOT OWNER: Co-owner 885-3600 Res. 987-8090 Fax 885-2050 TELEPHONE: (Bus.) ( ) ( ) LANDOWNER(S): Paula K. Kosters efine Benefit Pension Plan, Lee Pa ernow, Melvin M. and Mara K. Paio ~fG,S ~».e..o- a..r LANDOWNER SIGNATURE(S): .d"`'~""'" ~ DATE: l0/28io2 (May be by letter) ADDRESS: c/o/ West isle Pron rtiec 65-1227 O elo Road Suite A-5 Kamuela, Hawaii 96743 TAX MAP KEY: (3) 6-2-I 1:31 STREET ADDRESS OF PROPERTY: ZONING: Agricultural 5-acres (A-S a) SIZE OF PROPERTY: 5.0126 acres CURRENT STATE LAND USE DISTRICT CLASSIFICATION: Agricultural REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Rural AGENT: Gregory R. Mooers ADDRESS: M t P.O. Box 1101 Kamuela, Hawaii 96743 TELEPHONE: (Bus.) 885-6839 (Res.) 885-7126 (Fax) 885-1574 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Gregory R. Mooers COPIES: Paula K. Kosters (See Instructions on Reverse Side) CHANGE OF ZONE APPLICATION COUNTY OF HAWAII,. PLANNING DEPARTMEI~'Y~'2 Nil (J t~ j 2 3 S (Type or legibly print the requested information) CCU,Vi`l1_j~ FIB^;t^t~/~,ll APPLICANT: Paula K. Kosters APPLICANT'S SIGNATURE: . ~`wS' HATE: 1o?2a/o2 ADDRESS: c/o West Isle Pronerties 65-1227 Opelo Road, Suite A-5 Kamuela, Hawaii 96743 LIST APPLICANT'S INTEREST IF NOT OWNER: co-owner LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: PHONE:(Bus.) 885-3600 (Res.) 987-8090 (gyx) 885-2050 LANDOWNER(S): Paula K. Kosters D e Benefit Pension Plan, Lee Pa ernow, Melvin and Mara Paio LANDOWNERSIGNATURE(S)~ DATE: 1o/2a/oz (May be by letter) LANDOWNER(S) ADDRESS: c/o West Isle Properties, 65-1227 Opelo Road, Suite A-S, Kamuela, Hawaii 96743 REQUEST: Agricultural S-acres (A-Sa) Tn Residential-Agricultural 2-acres (RA-2a) (Existing zoning) (Proposed Zoning) TAX MAP KEY: (3) 6-2-11:031 STREET ADDRESS OF PROPERTY: SI7.E OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 5.0126 acres AGENT: Gregory R. Mooers ADDRESS: Mooers Ente rnziaes T i P.O. Box 1101 Kamuela, Hawaii 96743 TELEPHONE: (Bus.) 885-6839 (Res.) 88s-7126 (Fax) 88s-1574 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Gregory R. Mooers COPIES: Paula K Kosters (See Instructions on Reverse Side) ATTACHMENT Agricultural 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 Les, please answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? 5.0126acn b. Into what lot sizes? 2+acres 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? immediate d. Do you intend to build houses on the newly created lots? Yes If yes, please answer the following questions: On how many of those lots? 2 At what approximate price range? House Lot Total $250,000 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. enclosed 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? b. Se11 or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (please state) P. D. 2 584 f. If you intend to do either a, b, c, please elaborate on the kind of plans the other party has. Please, als°, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. Do you think that your request and your further plans for the land will alleviate the local housing situation? Yes How? The proposed action will create one additional residential-agricultural lot in this highly desirable area of South Kohala, 9. Are there any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved? 5. Is the subject land currently being used for any agricultural activity? If so, please list the kinds of products grown and on how many square feet or acres of land per product. 6. Was your request to allow for the creation of smaller agricultural lots? No If so, did your plan include the following considerations? a. Commodity to be produced? What kinds of commodity? b. Suitability of the proposed lot-size for that commodity? c. Sufficient farm size to allow reasonable chance of success in commercial agriculture? -2- d. Agricultural leases or other forms of assurance that potential buyers or leases would put the subject area into some form of agricultural use? Please state the proposed type of arrangement:. Please submit your agricultural plans for the subject area and present evidence of consideration of the above requirements together with your request for a change of zone. If you do not intend to subdivide the subject land for some sort of agricultural purpose, please state your other reasons. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. e. Do you think that the roads leading to the subject area needs improvements? No If so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 9. What 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 X c. Sewer X d. Drainage -3- Yes No e. Police Protection X f, Fire Protection X X g Recreational Facilities X _ h. Public Utilities X Other For those checked "yes", please elaborate what type or kinds of improvements and/or assistance are needed. Signature : ~ • ~~S Paula K. Kosters, applicant Address : 65-1227 Opelo Road, Suite A-5, Kamuela, Hawaii 96743 Telephone: 987-8090 Date : 10/28/02 -4- TABLE OF CONTENTS Page STATE LAND USE $OUNDARY AMENDMENT APPLICATION CHANGE OF ZONE APPLICATION CHANGE OF ZONE QUESTIONNAIRE TABLE OF CONTENT'S ~ I. GENERAL INFORMATION 2 II. SUBJECT REQUEST/PROPOSED DEVELOPMENT 2 III. CONFORMANCE WITH STATE AND COUNTY PLANS A. State Land Use Laws 3 B. Applicable Goals/Policies and Objectives of the General Plan........ 5 C. General Plan Designation 7 D. County Zoning Code 8 E. Special Management Area 8 F. Chapter 205A: Coastal Zone Management Act 8 G. Mountain Access 8 IV. PHYSICAL CHARACTERISTICS & ENVIRONMENTAL SETTING Physical Characteristics and Environmental Setting 9 Historic Resources 10 Cultural Resources 10 Natural Resources (Flora-Fauna) 1 I Social-Economic C'haracteristics 1 1 Surrounding Lands 12 V. PUBLIC FACILITIES AND UTILITIES A. Location 1 2 B. Water Service 1 2 C. Utilities 1 2 D. Wastewater Disposal 1 2 E. Police Services 1 2 F. Fire Services 1 2 G. Public Recreation 1 3 H. Schools 1 3 VI. ENVIRONMENTAL ASSESSMENT AND ANALYSIS A. Relationship between Zocal short term uses of environment and maintenance and enhancement of long term productivity 13 B. Mitigative measures proposed to avoid, minimize, rectify or reduce impact 1 3 C. Alternatives to the proposed development 13 D. Irreversible and irretrievable commitments of natural resources that would be involved if the proposed action i.s implemented 14 VII. PROPOSED FINDINGS 14 VIII. EXHIBITS A. Location/Vicinity Maps B. Change of Zone Exhibit C. Site Photographs ii BACKGROUND AND COUNTY ENVIRONMENTAL REPORT STATE LAND USE BOUNDARY AMENDMENT: AGRICULTURAL TO RURAL CHANGE OF ZONE: AGRICULTURAL 5-ACRE TO RESIDENTIAL-AGRICULTURAL 2-ACRE Tax Map Key: (3) 6-2-11:031 Ouli, South Kohala, Hawaii Applicant: Paula K. Kosters The applicant, Paula K. Kosters, is seeking a State Land Use Boundary Amendment from Agricultural to Rural and a Change of Zone from Agricultural 5-acre (A-Sa) to Residential -Agricultural 2-acres (RA-2a) fora 5.0126 acre parcel located on the south west comer of the intersection of Kanehoa Street and Aho Place at Ouli, South Kohala, Hawaii, Tax Map Key (3) 6-2-011:31 The property is presently CPR'd (Condominium Property Regime) into two units. These requests are made to allow the subsequent subdivision of the property into 2 residential- agricultural lots with related improvements consistent with the new zoning designation. Once the subdivision is completed the CPR will be extinguished. I. GENERAL INFORMATION: Paula K. Kosters Defined Benefit Pension Plan, Lee Pappemow and Melvin and Mara Paio are the fee owners of the subject property. The subject property is Lot 31 of the Aneknoa Estates Subdivision. II. SUBJECT REQUEST/PROPOSED DEVELOPMENT: A. The applicant is proposing to redistrict a 5.0126 acre parcel from the agricultural district to the rural district and change the zone from Agricultural 5-acre (A-Sa) to Residential-Agricultural 2-acres (RA-2a) to allow the subdivision of the property into 2 residential-agricultural lots in conformance with the new zoning designation. B. The site presently is vacant and unused. This site has been used previously and periodically to pasture livestock. The property has previously been graded to facilitate its use for pasturing animals and for subdivision purposes. Please see the site photographs in the exhibits. C. The 5.0126 acre lot is a roughly rectangular shaped lot located on the south west corner of the intersection of Kanehoa Street and Aho Place. Please see the location maps and rezoning exhibit in the Exhibits. D. Access to the proposed subdivision will he from Aho Place via Kanehoa Street and Kawaihae Road. Aho Place and Kanehoa Street are private roadways with a 50' right-of--way with 16' of asphalt paving and grass swales, E. There will be no interior roadways as both lots will have direct access off of Aho Place. Please see the change of zone exhibit in the Exhibits. F. Underground utilities will be provided to each of the proposed 2 lots from the Aneknona Estates Subdivision's existing infrastructure that presently serves the site. G. Construction on the newly created lots will begin immediately after all governmental approvals are secured. H. There will be restrictive covenants developed for the subdivision that will prohibit ohana dwellings to preserve the residential-agricultural ambience of the area. 2 III. CONFORMANCE WITH STATE AND COUNTY PLANS: A. State Land Use Designation: The State Land Use District Classification of the subject parcel is Agricultural. One component of this request is to re-district the Agricultural property to the Rural District. It should be noted that since 1985, pursuant to State law, the Counties are allowed to process amendments to the district classification if the land area is less than 15 acres. In this case the subject parcel consists of 5.0126 acres so no Land Use Commission ratification is needed. According to the Hawaii Land Use Commission Rules, the following three standards shall apply when determining an area for the Rural district boundaries: (1) Areas consisting of small farms; provided that the areas need not be included in this district if their inclusion will alter the general characteristics of the areas; (2) Activities or uses as characterized by low-density residential lots of not less than one-half acre and a density of not more than one single-family dwelling, per one-half acre in areas where "city-like" concentration of people, structures, streets, and urban level of services are absent, and where small farms are intermixed with the low-density residential lots; and (3) Generally, parcels of land not more than five acres; provided it may include other parcels of land which are surrounded by, or contiguous to this district, and are not suited to low-density residential uses for small farm or agricultural uses. The proposed redistricting is consistent with § 15-15-27 of the Hawaii Land Use Commission Rules that determines the Permissible uses within the Rural district. This states: "(a) Permissible uses within the rural district shall include the following activities: (1)All uses permitted under section 15-15-25 relating to agricultural uses and those uses that are compatible within the agricultural district; (2) Low-density residential uses with a minimum lot size of one-half acre. 1'he commission for good cause may allow one lot of less than one-half acre, but not less than 18,500 square feet, or an equivalent residential density, provided all other lots in the subdivision have the minimum lot size of one-half acre. A 3 petition for variance may be processed under the special permit procedure pursuant to subchapter 12. This exception shall apply to lots of record existing prior to January 1, 1977, and of not more than two acres. There shall be no more than one single-family dwelling per one-half acre, except as may be provided for in this section." The proposed boundary amendment is for a similar agricultural land uses and uses that are compatible to the Agricultural designation. The proposed reclassification is also compatible with the statutory definition of Low- density residential lots of more than one dwelling house. The applicant has and would like to construct Single Family Dwellings. However, Chapter 205, Hawaii Revised Statutes, does not authorize residential dwellings as a permissible use in the Agricultural District unless the dwelling is related to an agricultural activity or is a "farm dwelling". Farm dwelling is defined in Section 205-4.5(a)(4), HRS, as "a single family dwelling located on and used in conjunction with a farm, including clusters ofsingle-family farm dwellings permitted within agricultural parks developed by the State, or where agricultural activity provides income to the family occupying the dwelling." Thus, the requested boundary amendment would be in the direction of fulfilling the permissible uses of the rural designation. The reclassification action would also conform to the following goals, objectives and/or policies articulated in the Hawaii State Plan relating to Socio-cultural advancement -Housing objectives and policies: (a) Planning for the State's Socio-cultural advancement with regard to housing shall be directed towards achievement of the following objectives: (1) 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. (2) The orderly development of residential areas sensitive to community needs and other land uses. (b) To achieve the housing objectives, it shall be the policy of this state to: (1) Effectively accommodate the housing needs of Hawaii's people. 4 (2) Stimulate and promote feasible approaches that increase housing choices for low-income, moderate-income and gap-group households. (3) Increase home ownership and rental opportunities and choices in terms of quality, location, cost, densities, style, and size of housing. (4) 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. (5) Foster a variety of lifestyles traditional to Hawaii through the design and maintenance of neighborhoods that reflect the cultures and values of the community. B. Applicable Goals/Policies and Objectives of the General Plan: A. ECONOMIC GOALS • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. M. LAND USE Through the careful analysis and examination of past and present situations, the following goals, policies, and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. GOALS • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. 5 POLICIES • Zone urban- and rural- types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. • Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. STANDARDS • Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. H. HOUSING GOALS • Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. • Attain a diversity of socio-economic housing mix throughout the different parts of the County. • Maintain a housing supply which allows a variety of choice. Develop better places to live in Hawaii County by creating viable cormnunities with decent housing and suitable living environments for our people. • Improve and maintain the quality and affordability of the existing housing stock. 6 • 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 cornerstone of the County's housing programs and activities shall continue to be the encouragement and expansion of appropriate home ownership opportunities for our residents. POLICIES • The County shall encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. • Rural-style residential-agricultural developments, such as new small scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. • The County shall review and amend if necessary land use ordinances and codes to include considerations for rural-style residential subdivisions in appropriate locations. Standards and criteria for the establishment of these areas shall be developed. C. General Plan Designation: The Land Use Pattern Allocation Guide (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 proposed Rural boundary request also conforms to the LUPAG Map which designates the area for Extensive Agriculture. This request would allow rural development. The area under 7 consideration is consistent with the rural form established for this section of the South Kohala District as depicted on the LUPAG Map. Based on the above findings, including the General Plan's goals and policies, the granting of the rural boundary amendment would complement and implement the General Plan. D. County Zoning Code: The original zoning for this parcels was Unplanned, but upon the approval of the new zoning code on December 7, 1996, all Unplanned zone property was re- designated as Agricultural 5-acre (A-Sa). One component of this request is to change the zone of the property to Residential-Agricultural 2-acres (RA-2a) E. Special Management Area: The subject property is not located within the County's Special Management Area (SMA), and as such does not require a SMA permit. F. Chapter 205A: Coastal Zone Management Act: The subject property is located approximately six miles from the shoreline surrounded by a regional roadway system and rural-residential subdivisions and vacant land. The proposed use of the subject property will not negatively impact recreational resources, visual resources to or from the shoreline, including access to and along the shoreline or coastal ecosystems. Therefore no scenic or open space resources to the shoreline coastal view plane or coastal ecosystem will be negatively impacted by the proposed action. G. Mountain Access: The subject property is surrounded by the regional roadway system vacant lands and rural-residential subdivisions. The property is not used for access to the mountains or any mountain feature, therefore no public access to these areas will be impacted by the proposed action. 8 IV. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING: Physical Characteristies/Environmental Setting: A. The 5.0126 acre lot is a roughly rectangular shaped lot located on the south west corner of the intersection of Kanehoa Street and Aho Place. Please see the location map and rezoning exhibit in the Exhibits. B. The property's Aho Place frontage is approximately 231 feet and the property's Kanehoa Street frontage is approximately 556 feet. Please see the site plan in the exhibits. D. Annual rainfall for the area is between 20 to 35 inches according to An Inventory of Basic Water Resources Data: Island of Hawaii, published by the Department of Land and Natural Resources. E. The site is relatively flat which slopes from its eastern boundary down to the western boundary at a grade less than 5 percent. F. The site presently is vacant. The site has been previously used periodically for pasturing animals. Please see the site photographs in the exhibits. G. The U. S. Geological Survey has categorized the island into nine zones of comparative hazard rates from lava flows, with Zone 1 being the highest and Zone 9, the lowest severity of hazard. The U. S. Geological Survey designates the subject property as Lava Hazard Zone 8; Only a few percent of this area has been covered by lava in the past 10,000 years. H. The site is located approximately six miles from the ocean at Spencer Park. I. The State Department of Agriculture's Aericultural Lands of Importance to the State of Hawaii (ALISH) has no classification for this property. J. The United States Department of Agriculture Soil Survey identifies the soil type to be of the Puu Pa Soil series. The Puu Pa series consists of well-drained stony very fine loams that formed in volcanic ash. "I'he soils are gently sloping and most areas are extremely stony. They are on uplands at an elevation ranging from 1,000 to 2,500 feet and receive between 20 to 35 inches of rainfall annually. Their mean soil . temperature is between 69 degrees and 71 degrees. The natural vegetation consists of 9 bermudagrass, swollen fingergrass, lantana, ilima and cactus. These soils and Kamakoa, Kawaihae, Waikoloa and Waimea soils are in the same general area. Puu Pa soils are used for pasture. Puu Pa extremely stony very fine sandy loam, 6 t0 20 slopes (PVD). This soil is found low on the leeward side of Hualalai, Mauna Kea, and the Kohala Mountains. In a representative profile the surface layer is very dark brown extremely stony very fine sandy loam about 6 inches thick. The next layer is dark brown and dark yellowish brown very stony very fine sandy loam about 34 inches thick. It is underlain by fragmental Aa lava. The reaction is medium acid to slightly acid in the surface layer and neutral in the substratum. In places the surface layer is silty loam. Permeability is rapid, runoff is medium and the erosion hazard is moderate. Roots penetrate to the fragmental Aa lava. K. The Land Study Bureau's overall master productivity rating system classifies the soil as Class "E" or Very Poor for agricultural use. L. According to the Flood Insurance Rate Map (FIRM) prepazed by the U.S. Army Corps of Engineers, the property is in Zone "X", an area outside the 500-year flood plain. Historic Resources: Since the site has been previously grazed by cattle and extensively graded for development, it is expected that no archaeological features exist on the property or that it provides a habitat for endangered plants or animal species. There is no evidence of historical or cultural features on the parcel, nor did the records in the Planning Department disclose any significant findings attributable to the subject property. Cultural Resources: No valued cultural, historical or natural resources exist on the subject property and no gathering is taking place. To the extent to which traditional and customary native Hawaiian rights are exercised, the proposed action will not affect traditional Hawaiian rights, therefore no action is necessary to protect those rights. ]0 Natural Resources (Flora-Fauna): The natural vegetation consists of buffle grass, Fountain grass, Spanish clover, prickly poppy and yellow guava. As previously mentioned, the site has been grubbed and formerly used for pasturing animals. Common animal species in the area include field mice and mongoose. There is no known or recorded rare or endangered animal or plant life in the area. Social-Economic Characteristics: Social settlement pattern for the area: Waimea, along with the rest of South Kohala, has undergone significant change over the past two decades as resort development along the South Kohala coastline has grown and the base facilities for astronomy research have been developed in town. This area has been a ranching community for many years, the home of Parker Ranch and many smaller cattle operations. Farmers have settled in the area to grow truck crops for the Big Island and the rest of the state. There are retirees from Oahu and the mainland that are attracted to the rural lifestyle and weather patterns of Waimea as well. With the growth of Hawaii as a visitor destination, workers from the South Kohala resorts aze finding Waimea a suitable bedroom community. The Hawaii Preparatory Academy has attracted many families with their national reputation as a high- quality college preparatory school. Economic resources of the area: This ranching community is the home of numerous ranching and farming activities. Many residents are actively engaged in commercial agricultural activities. More recently residents have found employment at the resorts on the South Kohala coastline. In 1996 the North Hawaii Community Hospital was opened and this has provided a number of employment opportunities in the health care and related fields. Hawaii Preparatory Academy and Parker School are valued resources for the area. Waimea is also the host town for the headquarters of the Keck and CFH telescopes atop Mauna Kea. Land Values: According to knowledgeable Realtors in this area, similar agricultural 2- acre lots in this immediate area sell for $150,000 to $175,001). 11 Surrounding Lands: Land Use/Zoning: Of the adjacent parcels, some are in the State Rural District and zoned RA-2a by the County. There are eleven other properties similarly zoned in the Kanehoa and Anekona Estates Subdivisions. The remaining surrounding properties are located in the State's Agricultural District and in the County's Agricultural 5-acre and 1-acre zones. Kamuela Plantations, A-Sa, is immediately east of the Kanehoa subdivision and Anekona subdivision, A-Sa, is immediately west. The Ouli Subdivision further to the west is zoned A-1 a and is presently undeveloped. There is a small State classified urban area located immediately below the site that hosts an affordable housing project, Ouli Ekahi. The uses of the property in the immediate area are rural/residential in character with minimal agricultural activities. V. PUBLIC FACILITIES AND UTILITIES A. The property is located at the intersection of Kanehoa Street and Aho Place, private 50' wide right-of--ways with 16' of asphalt paving and grass swales. B. The site is serviced by Department of Water Supply water and presently has two meters on Aho Place. Please see the site plan for the location of these two meters. C. Electrical, telephone and cable service are provided to the project site via the underground utiliTy service of the Anekona Estates Subdivision. D. This area is not serviced by a municipal sewer system. All lots in this area dispose of wastewater through individual wastewater treatment systems. The applicant proposes that any structures built on the subject parcel would use an individual wastewater treatment system meeting with the standards and requirements of the State Department of Health. E, The nearest police station is located eight miles east of the site in Waimea. F. The nearest fire station is located eight miles east of the site in Waimea. 12 G. The nearest public recreation facility is Waimea Park and Anuenue Playground located seven miles east of the site. Hapuna Beach Park is seven miles to the west of the site. Spencer Beach Park is located six miles west of the site. H. Public schools (seven miles east) and private schools (4 miles east) provide educational services to the area. VI. ENVIRONMENTAL ASSESSMENT AND ANALYSIS A. Relationship between local short term uses of environment and maintenance and enhancement of long term productivity: In terms of the relationship between short- term use of man's environment and the maintenance and enhancement of long-term productivity, no short-term exploitation of resources that would entail negative long- term consequences has been identified for the proposed action. B. Mitigative measures proposed to avoid, minimize, rectify or reduce impact: All construction on the site will comply with all governmental regulatory controls to mitigate noise and dust during the construction period. All structures and infrastructure improvements constructed will comply with all federal, state and county requirements. All important cultural, historical and natural resources will be treated in accordance with agency requirements. C. Alternatives to the proposed development: One alternative to the proposed action would be to leave the parcel vacant and undeveloped. This would not allow the development of an additional lot for residential-agricultural purposes in this desirable area of South Kohala. It would also not increase the real property tax base as the proposed action would. 13 D. Irreversible and irretrievable commitments of natural resources that would be involved if proposed action is implemented: The construction of one additional rural residential unit would involve the irreversible and irretrievable commitment of negligible quantities of natural resources. The conditions applied to this request would help insure the protection of the natural and cultural resources on the property. There are presently no such conditions placed on the property. VII. PROPOSED FINDINGS: Given the conformance with all established State and County goals, policies and plans; the physical characteristics of the site and surrounding area; the present zoning and uses of the surrounding area; the minimal impact on public facilities and services; the minimal impact on the environment; the applicant requests a favorable consideration of these boundary amendment and change of zone applications. 14 LIST OF EXHIBITS IN SUPPORT OF THE BOUNDARY AMENDMENT AND CHANGE OF ZONE A. Location/Vicinity Maps B. Change of Zone Exhibit C. Site Photographs EXHIBIT "A" a~ VICINITY MAP a; ~ I A ~/l z. 1 ~O W ii iy a \..1~., ~ / Z j nES~ 3 N r 9 ja f W re L s h~ / \ c a . ~ k, 'e roe i'k:`'~~ •~if "ter f-, p ~ \ o. e+ -~w b 1~r; 2 ' { ~ 4 v C 7 / ` ~ H p 4J,1 a { 3' o ~ li ~ / I~ x ti~ ~ i o- _ r r i b ~ ' ~ ~ n 4 ~ \ , ~ - J ^ - ~ t_a` •l: to ~1 ~ r I ~ i' 1 I 4 \'r' a ` V i ' • J ~ y ~A u.: I. I s •r ~ Q ;~`s ~ r ~,C ; ~ °n ~1 ? J r I ~p mYO .~1 h . 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