HomeMy WebLinkAboutCOM 0699.000 2002-2004Harry Kim
Mayor
July 8, 2004
COUNTY OF HAS*AtI
25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (808) 961-6553
KONA: 75-5706 Kuakim Highway, Suite 103 • Kailua-Kona, Hawai'i 96740
(808) 329-5226 • Fax (808) 326-5663
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 04-001)
x/ Request: Agricultural to Urban
Change of Zone Application (REZ 04-004)
Request: A -5a to RM -4
Applicant: Westpro Development, Inc.
Tax Map Key: 7-3-10:portion of 3
State Land Use Boundary Amendment Application (SLU 04-005)
Request: Agricultural to Rural
Change of Zone Application (REZ 04-008)
Request: A -3a to RA -.5a
Applicant: Tom Smith
Tax Map Key: 7-3-19:28
Dixie Kaetsu
Managing Director
Peter L. Hendricks
Deputy Managing Director
As required by Chapter 4, Sec. 6-4.3(C), Hawaii County Charter, transmitted herewith for the
County Council's consideration and action are the Planning Commission's letters and enclosures
regarding the above -referenced requests.
Sincerely,
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Harry Kim
Mayor
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Enclosures
cc: Planning Department
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Harry Kim
Mayor
July 7, 2004
County of Hawaii
PLANNING COMMISSION
101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720-3043
(808)961-8288 • Fax (808) 961-8742
Honorable James Y. Arakaki, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
State Land Use Boundary Amendment Application (SLU 04-001)
Request: Agricultural to Urban
Change of Zone Application (REZ 04-004)
Request: A -5a to RM -4
Applicant: Westpro Development, Inc.
Tax Map Key: 7-3-10:nortion of 3
The Planning Commission, after a duly held public hearing on June 18, 2004, voted to
recommend for your approval the proposed legislative bills to change the State Land Use district
from Agricultural to Urban and the district classification from Agricultural 5 -acre (A -5a) to a
Multiple Family Residential 4,000 square foot (RM -4) district for 10 acres of land. The property
is located on the south side of Kona Palisade Subdivision approximately 1,200 feet south of the
Kaimiani Drive — Kakahiaka Street intersection, Ooma I", North Kona, Hawaii.
The Commission concurs with the following findings as recommended by the Planning Director:
State Land Use Boundary Amendment
The approval of the reclassification from the State Land Use Agricultural to the
Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised
Statutes, nor will it be inconsistent with the Land Use Commission Rules, the County
General Plan and the Hawaii State Plan. According to the Land Use Commission Rules,
one of the standards for considering an area for urban reclassification states that "In
determining urban growth for the next ten years, or in amending the boundary, land
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
contiguous with existing urban areas shall be given more consideration than non-
contiguous land, and particularly when indicated for future urban use on state or county
general plans." The property does conform to this standard as it is situated in the
immediate vicinity of existing Urban -designated lands and proposed future urban growth.
These lands include the nearby Kona Palisades Subdivision to the north and east and the
recently approved Lokahi Subdivision to the immediate north. The applicant's request to
designate 10 acres into the Urban District reflects the infilling of Agricultural lands
within this section of Ooma I st, North Kona that is already bordering existing Urban -
designated lands.
The reclassification action would conform to the following goals, objectives
and/or policies articulated in the Hawaii State Plan:
a. Greater opportunities for Hawaii's people to secure reasonably priced, safe,
sanitary, livable homes located in suitable environments that satisfactorily
accommodate the needs and desires of families and individuals.
b. The orderly development of residential areas sensitive to community needs
and other land uses.
C. Effectively accommodate the housing needs of Hawaii's people.
d. Increase homeownership and rental opportunities and choices in terms of
quality, location, cost, densities, style and size of housing.
e. Promote design and location of housing developments taking into account
the physical setting, accessibility to public facilities and services, and other
concerns of existing communities and surrounding areas.
The request would be consistent with the above listed goals, objectives and/or
policies articulated in the Hawaii State Plan as it will provide greater opportunities for
Hawaii's people to purchase an affordable home in an area in which housing has become
scarce and costly.
The reclassification action would conform to the following goals, policies and
standards of, among others, the Land Use and Housing Elements of the General Plan.
The Urban District request would be consistent with the goals and polices of the
Land Use and Housing Elements of the Hawaii County General Plan by creating a mix of
residential housing opportunities and maintain a housing supply that allows a variety of
choices for residents of the North Kona district.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
The LUPAG Map component of the General Plan is a representation of the
document's goals, policies, standards and courses of action. It is also a graphic depiction
of the physical relationship between the various land uses. The LUPAG Map establishes
the basic urban and non -urban form for areas within the County. The Urban District
request also conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG)
Map, which designates this area for Urban Expansion. Urban Expansion Area allows for
a mix of high density, medium density, low density, industrial and/or open designations
in areas where new settlements may be desirable, but where the specific settlement
pattern and mix of uses have not yet been determined. This request is to allow an urban
development of a 100 -unit affordable housing project. The area under consideration is
consistent with the urban form established for this section of the North Kona District as
depicted on the LUPAG Map.
The property is situated within close proximity to the employment centers of
Kailua-Kona, Kaloko Industrial Park, Kohanaiki Business Park and the Kona
International Airport at Keahole. The subject reclassification is for land located in close
proximity from the urban/retail/wholesale/employment centers of Kailua-Kona, the
Kaloko Industrial Park, the Kohanaiki Business Park and the Kona International Airport
at Keahole, and thereby conforms with the Land Use Commission Rules which
encourages urban developments in close proximity to existing developments and in close
proximity to existing services and facilities.
The property is or will be provided with all utilities and services, which are
essential to accommodate urban development. The applicant proposes to construct a 100 -
unit affordable housing project. Access to the project site is proposed to be via the
extension of Kakahiaka Street. The existing Kahahiaka Steet is County owned and has a
right-of-way width of 50 feet and a 20 -foot wide pavement. Kakahiaka Street will be
extended as a 50 -foot wide street to dedicable standards with curb, gutter and sidewalk
through the adjacent Lokahi property to the subject property. DPW has suggested that the
development plans include extension of and access to Midlevel Road by an improved
Homestead Road. Access to the K to K arterial, Mid level Road, should be consolidated
at Homestead Road which is far enough from Kaiminani intersection to prevent conflicts
with future turn lanes. The Homestead Road improvements would bring further traffic
relief to the area by allowing the developments that will occur on the subject property and
the recently approved Lokahi Mauka and Makai projects to the north to access Kaiminani
Drive via the proposed makai arterial that will intersect west of the Kakahiaka
Street/Kaiminani Drive intersection.
Water is not available for the proposed 100 unit residential project. The applicant
will be subject to several conditions in order to provide water to the proposed
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
development. The applicant is proposing to provide a sewage treatment plant (STP) that
meets the standards and requirements of the State Department of Health.
Electricity and telephone services are currently available to the project area.
Police services are available from the County's Police Station at Kealakehe,
approximately four miles from the project site. There is a fire station at the intersection
of Palani Road and the Queen Kaahumanu Highway, approximately six (6) miles from
the site, and a volunteer fire station about 2,500 feet away from the property on
Ka'iminani Drive. The closest public schools are located in Kealakehe, approximately
four (4) miles from the property.
The U.S. Federal Emergency Management Agency Flood Insurance Rate Map
(FIRM) designates the property as Zone X, area outside of the 500 -year flood plain.
The predominant soil within the project area is classified by the U.S. Department
of Agriculture, Soil Conservation Service as Lava Flows, Aa (rLV) and Lava Flows,
Pahoehoe (rLW). The property is unclassified on the State Department of Agriculture's
Agricultural Lands of Importance to the State of Hawaii (ALISH) Map and soils within
the project site is classified as "E" (Very Poor) for agricultural productivity by the Land
Study Bureau.
The reclassification of this 10 -acre area from the Agricultural to the Urban
designation will not be detrimental to the reduction of this area from the agricultural land
inventory in the County of Hawaii. From a land use perspective, it is a more feasible
alternative to infill urban development within this particular area of North Kona. In doing
so, it would tend to alleviate the conversion of more productive agricultural lands in more
appropriate locations within the North Kona area for Urban type uses.
Furthermore, an Urban classification would complement the existing and future
residential land use patterns of the surrounding properties in view of the adjacent Kona
Palidases Subdivision and Lokahi Subdivision.
The proposed request will not have a significant adverse impact to traditional and
customary Hawaiian Rights.
Investigation of valued resources: The applicant has presented the following
information for the Planning Commission and the County Council to determine the
valued cultural, historical, and natural resources within the area sought for rezoning:
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 5
• An Archaeological Inventory survey performed between May and June of 2002 by
Haun and Associates of the fifty (50) acre parcel, which included the 10 acre
project site.
• A Botanical Study of the entire fifty (50) acre parcel, including the ten (10) -acre
project site was conducted on August 14, 2003 by Winona P. Char of Char &
Associates.
Both of these studies were conducted on TMK: 7-3-10:3.
The valuable cultural, historical, and natural resources found in the rezoning area
The archaeological inventory survey identified four (4) sites within the 10 -acre site. The
sites consisted of a portion of a trail system, a quarry complex, a stone pecking basin and
a platform. There were also livestock walls bordering the western and southern
boundaries of the project site. Of the four sites identified in the 10 -acre site, two (2) sites
are recommended for preservation. These sites are identified as Site 23413, which is the
pecking basin and Site 23414, which is complex consisting of a resource procurement
area (quarry) and a transportation feature.
The botanical study had identified a total of 47 plant species, of which only two of
them were indigenous to the Hawaiian Islands.
Possible adverse effect or impairment of valued resources: In a letter dated
October 2, 2003 to Alan Haim Ph.D. of Haun & Associates from the Department of Land
and Natural Resources -Historic Preservation Division, DLNR-SHPD finds that the
archaeological inventory survey, with submitted revisions, is acceptable.
According to the applicant, no threatened or endangered plant are present and no
rare species or ecosystems are present or nearby. Also, known mammals in the area
include the mongoose, rat and mouse.
The property is not used for access to the mountains or any mountain feature nor
is it used for access to the shoreline. Therefore, no public access to these areas will be
impacted by the proposed action.
Feasible actions to protect native Hawaiian rights- According to the applicant,
portions of the project site area have been previously burned and bulldozed. It would
appear very unlikely that the site would be used for gathering or associated with
traditional and customary Hawaiian practices today and/or in the recent past.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 6
Based on the above, the approval of the State Land Use Boundary Amendment to
the Urban District complements the State Land Use District Regulations, County General
Plan and is supportive of the State of Hawaii Plan.
Chanee of Zone
In order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is only
through such a comprehensive policy analysis approach that evaluations and decisions
can be made to better time and stage developments to achieve growth determined by the
General Plan and related planning documents. The implications of these evaluations and
decisions must be also considered as they may have an impact on similar areas in the
County.
The proposed request from an Agricultural -5 acres (A -5a) to a Multiple Family
Residential -4,000 square feet (RM -4) zoned district will conform to the following goals,
policies and standards of, among others, the Land Use and Housing Elements of the
General Plan.
LAND USE — GENERAL
• Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural and physical environments of the County.
• Zone urban- and rural -types of uses in areas with ease of access to community
services and employment centers and with adequate public utilities and facilities.
• Allocate appropriate requested zoning in accordance with the existing or projected
needs of neighborhood, community, region and County.
• The county shall encourage the development and maintenance of communities
meeting the needs of its residents in balance with the physical and social
environment.
• Zoning requests shall be reviewed with respect to General Plan designation,
district goals, regional plans, State Land Use District, compatibility with adjacent
zoned uses, availability of public services and utilities, access, and public need.
The request will conform to the Land Use Element of the General Plan, as it will
be compatible with adjacent urban types of uses, such as the Lokahi Subdivision, Kona
Palisades Estates Subdivision and the recently approved Kohanaiki development. The
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 7
General Plan Land Use Pattern Allocation Guide (LUPAG) Map designates this area for
Urban Expansion. This request will conform to the projected need of urban growth for
this area.
A favorable recommendation of this request will also conform to the following
goals and policies of the Land Use -Multiple Family Residential and Housing Elements of
the General Plan:
LAND USE — MULTIPLE FAMILY RESIDENTIAL
• To provide for multiple residential developments that maximize convenience for
its occupants.
• To provide for suitable living environments which accommodate that physical,
social and economic needs of the island residents.
• Appropriately zoned lands shall be allocated as the demand for multiple
residential dwellings increases. These areas shall be allocated with respect to
places of employment, shopping facilities, educational, and recreational and
cultural facilities, and public facilities and utilities.
• The County shall encourage flexibility in the design of residential sites, buildings
and related facilities to achieve a diversity of socio-economic housing mix and
innovative means of meeting the market requirements.
• The rehabilitation and/or utilization of multiple residential areas shall be
encouraged.
• Development shall be located in areas where public utilities can be economically
provided at a level adequate to meet the demand for the concentrated service.
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 that allows a variety of choice.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 8
Develop better places to live in Hawaii County by creating viable communities
with decent housing and suitable living environments for our people.
Seek sufficient production of new affordable rental and fee -simple housing in the
County in a variety of sizes to satisfactorily accommodate the needs and desires of
families and individuals.
Ensure that housing is available to all persons regardless of age, sex, marital
status, ethnic background and income.
Multiple residential living is becoming a way of life for many people. This type
of housing is for those who prefer not to own a single-family residence, who find it
financially difficult to own a single-family residence, and those with changing
employment among other reasons. In practice, multiple residential developments use less
land area per person, and locate in areas of concentrated economic and population activity
where land is scarce and costly.
The request will conform to the Multiple Family Residential and Housing
Elements of the General Plan, as it will create a mix of residential housing opportunities
and maintain a housing supply that allows a variety of choices for residents of the North
Kona district. It will be located adjacent to the Lokahi and Kona Palidades Subdivisions,
which are made up of single family residential uses. The property will also be located
conveniently to public services such as police, fire, public schools and employment
centers located near and in Kailua-Kona. To further compliment the policies and
standards of the Muliple Family Residential and Housing Elements of the General Plan, a
condition of this favorable recommendation will require the applicant to comply with the
Affordable Housing Policy of the Hawaii County Code
The Land Use Pattern Allocation Guide (LUPAG) Map component of the General
Plan is a representation of the document's goals and policies to guide the coordinated
growth and development of the County. It reflects a graphic depiction of the physical
relationship among the various land uses. The requested zone change to a Multiple
Family Residential -4,000 square feet (RMA) zoned district conforms to the LUPAG
Map, which designates the project site and its surrounding areas for Urban Expansion
uses. The General Plan defines Urban Expansion as an area which allows for a mix of
high density, medium density, and low density, and industrial and/or open designations in
areas where new settlements may be desirable, but where the specific settlement pattern
and mix of uses have not yet been determined. A favorable recommendation of the
request will allow for a multiple family residential development that is consistent with
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 9
uses permitted within areas designated as Urban Expansion. Therefore, it is determined
that the request is consistent with the Urban Expansion form depicted on the LUPAG
Map for this area of North Kona.
The proposed request from an Agricultural -5 acres (A -5a) to a Multiple Family
Residential -4,000 square feet (RM -4) zoned district will conform to the Keahole to Kona
Development Plan.
The Keahole to Kona Development Plan, adopted by Resolution No. 296-91 in
1991, recommends the area for one of three areas called "residential villages." These
village type areas are located within the mid to upper slope ranges and vary in size from
about 350 to 1,000 acres. This particular "residential village" area is identified as 350
acres. Each of the residential villages depicted here would ultimately contain 1,000 to
2,000 residential units and would be defined by major roadway corridors, the mauka-
makai greenbelts, and by existing residential neighborhoods. The proposed request for a
change of zone from Agricultural 5 -acre (A -5a) to Multiple -Family Residential 4,000
square foot (RM -4) zoned district would be in the direction of fulfilling the
recommendation of the Keahole to Kona Development Plan to provide for a "residential
village" type use within this section of North Kona.
The applicant proposes to construct a 100 -unit affordable housing project.
Although the applicants currently intend to develop the project as affordable, the
"standard" conditions of rezoning do not assure that any affordable housing will actually
be built. The "standard" housing condition requires compliance with Chapter 11 of the
Hawaii County Code. This currently requires that at least 10% of the units be sold at an
"affordable" level for families earning no more than 140% of the median income (140%
of the median income currently is about $71,000/yr for a family of four). The applicant
can, however, request (that the council approve) an "in -lieu" fee instead of building
housing, and pay only $472/unit rather than build any affordable housing. A revision to
Chapter I 1 is pending at the Council that would greatly increase the "in -lieu" fee and
increase the minimum "affordable" to 20% (at the 140%). There is no guarantee that this
will pass, however.
The Planning Director's recommendation in favor or this rezoning, and the
deletion of this expensive offsite roadway requirements, are based on the hope and
expectation that this project will alleviate the affordable housing crisis. For that reason, a
proposed condition specifically requires that not less than 40% of the units be affordable
(at least 140% of the median income level).
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 10
Access to the project site is proposed to be via the extension of Kakahiaka Street.
The existing Kahahiaka Steet is County owned and has a right-of-way width of 50 feet
and a 20 -foot wide pavement. Kakahiaka Street will be extended as a 50 -foot wide street
to dedicable standards with curb, gutter and sidewalk through the adjacent Lokahi
property to the subject property. DPW has suggested that the development plans include
extension of and access to Midlevel Road by an improved Homestead Road. Access to
the K to K arterial, Mid level Road, shall be consolidated at Homestead Road which is far
enough from Kaiminani intersection to prevent conflicts with future turn lanes. The
Homestead Road improvements would bring further traffic relief to the area by allowing
the developments that will occur on the subject property and the recently approved
Lokahi Mauka and Makai projects to the north to access Kaiminani Drive via the
proposed makai arterial that will intersect west of the Kakahiaka Street/Kaiminani Drive
intersection.
The recommended conditions of approval do not require the construction of the
Homestead Road alignment, which would be an expensive off-site improvement. Rather,
they require that the occupancy of this project not occur until the construction of a
connector road in from the Lokahi project to the Midlevel Road and to Ka'iminani Drive
(The Lokahi project is owned by the same developer). This connector road will provide a
way for Lokahi Makai residents to get Ka'iminani Drive without using Kakahiaka Street.
It will also provide a route for the residents of this project, but they may be less likely to
use it because Kakahiaka Street will be more direct. Currently, the connecting road must
be built before Phase III of the Lokahi project. Rather than wait for the Lokahi connector
road, the applicant has the option of building the Homestead Road access.
Water is not available for the proposed 100 unit residential project. The applicant
will be subject to several conditions in order to provide water to the proposed
development. The applicant is proposing to provide a sewage treatment plant (STP) that
meets the standards and requirements of the State Department of Health.
Electricity and telephone services are currently available to the project area.
Police services are available from the County's Police Station at Kealakehe,
approximately four miles from the project site. There is a fire station at the intersection
of Palani Road and the Queen Kaahumanu Highway, approximately six (6) miles from
the site, and a volunteer fire station about 2,500 feet away from the property on
Kaiminani Drive. The closest public schools are located in Kealakehe, approximately
four (4) miles from the property.
The U.S. Federal Emergency Management Agency Flood Insurance Rate Map
(FIRM) designates the property as Zone X, area outside of the 500 -year flood plain.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 11
The predominant soil within the project area is classified by the U.S. Department
of Agriculture, Soil Conservation Service as Lava Flows, Aa (rLV) and Lava Flows,
Pahoehoe (rLW). The property is unclassified on the State Department of Agriculture's
Agricultural Lands of Importance to the State of Hawaii (ALISH) Map and soils within
the project site is classified as "E" (Very Poor) for agricultural productivity by the Land
Study Bureau. Therefore, the requested change of zone will not have any significant
adverse impact on the agricultural resources of the County.
The proposed request from an Agricultural -5 acres (A -5a) to a Multiple Family
Residential -4,000 square feet (RM -4) zoned district will not have a significant adverse
impact to traditional and customary Hawaiian Rights.
Investigation of valued resources: The applicant has presented the following
information for the Planning Commission and the County Council to determine the
valued cultural, historical, and natural resources within the area sought for rezoning:
An Archaeological Inventory survey performed between May and June of 2002 by
Haun and Associates of the fifty (50) acre parcel, which included the 10 acre
project site.
A Botanical Study of the entire fifty (50) acre parcel, including the ten (10) -acre
project site was conducted on August 14, 2003 by Winona P. Char of Char &
Associates.
Both of these studies were conducted on TMK: 7-3-10:3.
The valuable cultural, historical, and natural resources found in the rezonin area:
The archaeological inventory survey identified four (4) sites within the 10 acre site. The
sites consisted of a portion of a trail system, a quarry complex, a stone pecking basin and
a platform. There were also livestock walls bordering the western and southern
boundaries of the project site location. Of the four sites identified in the 10 acre site area,
two (2) sites are recommended for preservation. Site 23413, which is the pecking basin
and Site 23414, which is complex consisting of a resource procurement area (quarry) and
a transportation feature.
The botanical study had identified a total of 47 plant species, of which only two of
them were indigenous to the Hawaiian Islands.
Possible adverse effect or impairment of valued resources: In a letter dated
October 2, 2003 to Alan Harm Ph.D. of Harm & Associates from the Department of Land
and Natural Resources -Historic Preservation Division, DLNR-SHPD finds that the
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 12
archaeological inventory survey, with submitted revisions, is acceptable. A condition will
be included to require the notification of the Department of Land and Natural Resources -
Historic Preservation Division (DLNR-SHPD) should any archaeological sites be
encountered during the course of development.
According to the applicant, no threatened or endangered plant are present and no
rare species or ecosystems are present or nearby. Also, known mammals in the area
include the mongoose, rat and mouse.
The property is not used for access to the mountains or any mountain feature nor
is it used for access to the shoreline. Therefore, no public access to these areas will be
impacted by the proposed action.
Feasible actions to protect native Hawaiian rights: According to the applicant,
portions of the project site area have been previously burned and bulldozed. It would
appear very unlikely that the site would be used for gathering or associated with
traditional and customary Hawaiian practices today and/or in the recent past.
Based on the above findings, this request to reclassify the subject properties from
an Agricultural -5 acres (A -5a) to a Multiple Family Residential -4,000 square feet (RM -4)
zoned district would result in an appropriate land use pattern and further benefit the
general public.
For your favorable consideration, amendments to the SLU Boundaries Map H-7 and
Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) are transmitted.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 13
We are enclosing a copy of the staff background and recommendation for your information.
Sincerely
Fred Gal
Planning
Lwestpro02PC
Enclosures
cc: Mr. Alan Dickler
Mr. William Moore
Department of Water Supply
Department of Public Works
Rodney Haraga/DOT-Highways,Honolulu
State Land Use Commission
Planning Department — Kona
Hawaii County is an Equal Opportunity Employer and Provider
B Westpro-REZ04-004 jwd 06-15-04
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
WESTPRO DEVELOPMENT, INC.
STATE LAND USE BOUNDARY AMENDMENT (SLU 04-001)
CHANGE OF ZONE APPLICATION (REZ 04-004)
Westpro Development, Inc. has submitted an application for a State Land Use Boundary
Amendment for 10 acres of Land from the Agricultural to the Urban District and a Change of
Zone for 10 acres of land from an Agricultural 5 -acre (A -5a) to a Multiple Family Residential
4,000 square foot (RM -4) district. The property is located on the south side of Kona Palisades
Subdivision, approximately 1,200 feet south of the Kaimiani Drive — Kakahiaka Street
intersection, O`oma 1st, North Kona, Hawaii, TMK: 7-3-10: portion of 3.
APPLICANT'S REQUEST
1. Request: The applicant is requesting:
a. State Land Use Boundary Amendment for 10 acres of Land from the Agricultural
to the Urban District; and
b. Change of Zone for 10 acres of land from an Agricultural 5 -acre (A -5a) to a
Multiple Family Residential 4,000 square foot (RM -4) district.
The applicant is proposing to develop a 100 -unit affordable housing project that will be
called Lokahi Ka'u. The conceptual development plan includes:
• Eight (8) eight-plex units
• Nine (9) four-plex units
• Picnic/playground area
• 125 off street parking stalls
• Sewage treatment plant
• Landscaping and open areas, including an archaeological preserve
The multi -family buildings are proposed to be two stories in height. The units are
proposed to be approximately 1,175 square feet in size and will include 2 bedrooms and 2
bathrooms in each unit. They will also include a 7 -foot by 12 -foot storage area and
covered lanais. The estimated cost of the project is expected to be between $15,000,000
and $20,000,000. The applicant and owner, Westpro Development, Inc., has submitted
C,-699 C6, IIS Q,9%°'3ou/PC
the attached in support of the request. (See Exhibit A - Change of Zone Application)
BACKGROUND INFORMATION
2. Subdivision 2002-0051: Westpro Development, Inc. has received tentative approval,
including modifications and conditions, for a subdivision of TMK: 7-3-10:3 into four lots
ranging from 10 to 13 acres each, plus a roadway lot. The 10 -acre area proposed for the
State Land Use Boundary amendment and Change of Zone is one of the four lots of this
subdivision. (See Exhibit B — Revised Tentative Approval Letter dated August 4,
2003)
STATE AND COUNTY PLANS
3. State Land Use Designation: Agricultural.
4. GP LUPAG Map: Urban Expansion. Allows for a mix of high density, medium
density, low density, industrial and/or open designations in areas where new settlements
may be desirable, but where the specific settlement pattern and mix of uses have not yet
been determined.
5. County Zoning: Agricultural (A -5a).
6. Kona Regional Plan: Unplanned.
7. Keahole to Kailua Development Plan: The K to K Development Plan identifies the
property as being part of one of three distinct "Residential Villages." Each of the
residential villages would ultimately contain 1,000 to 2,000 residential units.
8. Coastal Zone Management, HRS, Chapter 205A: The entire State of Hawaii lies
within the Coastal Zone 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
shoreline, scenic and open space resources, coastal ecosystems, marine resources,
economic uses, coastal hazards, managing development, public participation, and beach
protection. The property is located approximately 2 1/2 miles from the nearest coastline
and therefore, will not be impacted by coastal hazard and beach erosion.
9. 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
located within the Special Management Area. There are no identified recreational
-2-
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
10. Subject Property: The subject property is a 10 -acre portion of an existing 50 -acre
parcel that is in the process of being subdivided by Westpro Development, Inc., into four
lots. It is rectangular in shape and portions of the property have been previously
bulldozed. The property is currently vacant of any use.
It. Surrounding Zoning/Land Uses: The surrounding properties are comprised of a mix of
Single and Multiple Family Residential, Neighborhood Commercial, Agricultural and
Open zoning. The properties immediately to the south and west are larger State-owned
parcels that are zoned A -5a and Open by the County and Urban by the State Land Use
Commission. The parcel to the south is approximately 903 acres and the parcel to the
west is approximately 271 acres in size. The property to the east is approximately 78
acres in size that is zoned A -5a by the County and Agricultural by the State Land Use
Commission. The properties to the north are Westpro Development's proposed Lokahi
Mauka and Makai developments. These areas are zoned RS -10, RS -15, RM -4 and CN -
10 by the County and Urban by the State Land Use Commission. Further north is the
Kona Palisades Subdivision consisting of smaller non -conforming residential lots zoned
A -5a by the County and Urban by the State Land Use Commission.
12. ALISH: Unclassified.
13. Land Study Bureau's Detailed Land Classification System: "E" or Very Poor.
14. U.S. Soil Survey: Lava Flows, Aa (rLV) and Lava Flows, Pahoehoe (rLW). Aa lava has
practically no soil covering and is bare of vegetation, except for mosses, lichens, ferns,
and a few small ohia trees. It is associated with pahoehoe lava flows and many soils.
Pahoehoe lava has a billowy, glassy surface that is relatively smooth. In some areas,
however, the surface is rough and broken, and there are hummocks and pressure domes.
Pahoehoe lava has no soil covering and is typically bare of vegetation except for mosses
and lichens.
15. FIRM: Zone "X", area determined to be outside the 500 -year flood plain.
16. Flora/Fauna Resources: A Botanical Study of the entire fifty (50) acre parcel, including
the ten (10) -acre project site was conducted on August 14, 2003 by Winona P. Char of
Char & Associates. According to the report, a total of 28 plant species were inventoried
on the 50 -acre Lokahi Kau project site. Of these 17 are introduced species. There were
10 native species, of which 8 are indigenous, i.e., native to the Hawaiian Islands and
elsewhere and 2 are endemic, i.e., native only to the Hawaiian Islands. The endemic
species are maiapilo and lama. One species, the nom, is originally of Polynesian
introduction. An intensive search was made of the project site as endangered species are
known from the adjacent Pu'uhonua Estates subdivision. One small tree of the
endangered uhiuhi (Caesalpinia kavaiensis) occurs at the 800 -foot elevation on an a'a
rockpile. Several plants of the ko'oko'olau (Bidens micrantha subspecies ctenophylla), a
candidate endangered species, also occur on the upper elevation portions of the proposed
subdivision on a'a substrate. None of these plants were observed on the project site, nor
did they find any other threatened and endangered species. The report concluded that
given the findings, the proposed development of the site is not expected to have a
significant negative impact on the botanical resources. Also, known mammals in the area
include the mongoose, rat and mouse. (See Exhibit C — Botanical Survey, Lokahi Kau
Development dated August 2003)
17. Archaeological/Historical Resources: An Archaeological Inventory survey was
performed between May and June of 2002 by Hann and Associates of the fifty (50) acre
parcel, which included the 10 -acre project site. The survey identified four (4) sites within
the 10 -acre site. The sites consisted of a portion of a trail system, a quarry complex, a
stone pecking basin and a platform. There were also livestock walls bordering the
western and southern boundaries of the project site location. Of the four sites identified
in the 10 -acre site, two (2) sites are recommended for preservation. These sites are
identified as Site 23413, which is the pecking basin and Site 23414, which is complex
consisting of a resource procurement area (quarry) and a transportation feature. In a
letter dated October 2, 2003 to Alan Hann Ph.D. of Hann & Associates from the
Department of Land and Natural Resources -Historic Preservation Division, DLNR-
SHPD finds that the archaeological inventory survey, with submitted revisions, is
acceptable. A condition will be included to require the notification of the Department of
-4-
Land and Natural Resources -Historic Preservation Division (DLNR-SHPD) should any
archaeological sites be encountered during the course of development.
18. Cultural Resources: The subject site is not adjacent and/or proximate to the shoreline.
As such, gathering of marine life, fishing and coastal access is not an issue. Portions of
the project site area have been previously burned and bulldozed. It would appear very
unlikely that the site would be used for gathering or associated with traditional and
customary Hawaiian practices.
19. Public Access: There is no record of a designated public access to the shoreline or
mountain areas that traverses the properties.
PUBLIC UTILITIES AND SERVICES
20. Access: According to the applicant, access to the project site is proposed to be via the
extension of Kakahiaka Street. According to the Department of Public Works, the
existing Kahahiaka Steet is County owned and has a right-of-way width of 50 feet and a
20 -foot wide pavement. DPW states that Kakahiaka Street will be extended as a 50 -foot
wide street to dedicable standards with curb, gutter and sidewalk through the adjacent
Lokahi property to the subject property. DPW has considered the suggestion that the
development plans include extension of and access to Midlevel Road by an improved
Homestead Road. Access to the K to K arterial, Mid level Road, should be consolidated
at Homestead Road which is far enough from Kaiminani intersection to prevent conflicts
with future turn lanes. The applicant is open to the idea of improving the Homestead
Road that extends in a mauka/makai direction along the south side of the Lokahi Mauka
project to the extension of the new road that will be constructed in the State Land on the
makai side of the project area if it will improve traffic circulation in the area.
21. Traffic Impact Analysis Report (TIAR): A traffic study was prepared by Witcher
Engineering, LLP in June 2003 for the Lokahi Subdivision, which is located on TMK's
7-3-10:47, 48 & 50. An addendum to the study was done in August 2003 which added
Parcel 3 to the report. Parcel 3 is approximately 50 acres in size and includes the project
area (10 -acre site) for this application. The study states that the project will be
accomplished in phases with the ultimate build -out being 90 single-family residences and
200 condominium units. This application would be considered the first phase, which
includes 100 condominium units. The addendum report concluded "as stated in the
-5-
original report, there is no need to provide turning lanes on Kaiminani Road. The delays
are primarily northbound and southbound, not eastbound and westbound. The proposed
subdivision is impacted northbound, whereas there is little impact for Kaiminani Road.
The worst case is a level of service of "C" which is defined as average traffic delays.
Therefore, no changes to the intersection of Kaiminani Road and Kakahiaka Street are
recommended." The Department of Public Works issued a comment letter stating that
the study is acceptable for the proposed 10 -acre development. DPW also stated that
because other developments are compounding traffic volumes on Kaiminani Street and
regional growth is occurring, they may recommend an updated study with intersection
traffic counts and if established, DPW approved criteria, for future development of the
50 -acre parcel. (See Exhibit D — TIARs without Appendixes)
22. Water: According to the Department of Water Supply, water is not available for the
proposed 100 unit residential project. However, as a result of a meeting with DWS, the
applicant would be subject to several conditions in order to provide water to the proposed
development. (See Exhibit F — Department of Water Supply Memo dated June 1,
2004)
23. Solid Waste: The applicant states that solid waste will be handled through a commercial
hauler into authorized sites.
24. Wastewater: There is no municipal sewer system in the area. The applicant is
proposing to provide a sewage treatment plant (STP) that meets the standards and
requirements of the State Department of Health.
25. Drainage: According to the applicant, the property is not in an area prone to flooding
and there are no known drainage problems associated with the property. The Flood
Insurance Rate Map classify the entire parcel and surrounding areas as Zone X, areas
determined to be outside of the 500 year flood plain.
26. Essential Utilities and Services: Utilities, including telephone and electrical services,
are available to the site. The nearest police station is located in Kealakehe,
approximately four (4) miles from the property. There is a fire station at the intersection
of Palani Road and the Queen Kaahumanu Highway, approximately six (6) miles from
the site, and a volunteer fire station about 2,500 feet away from the property on
Kaiminani Drive. The closest public schools are located in Kealakehe, approximately
W
four (4) miles from the property.
AGENCIES'/ASSOCIATION COMMENTS
27. Department of Environmental Management -Solid Waste Division (March 12, 2004
Memo):
"Commercial operations may not use transfer stations for disposal. Aggregates and any
other construction/demolition waste should be reused to its fullest extent. Ample room
should be provided for recycling. Greenwaste may be disposed of only at the drop sites
located at the Kailua or Hilo transfer stations."
28. Police Department (March 29, 2004 Memo):
"Staff has reviewed the State Land Use Boundary and Change of Zone application
submitted by Westpro Development Inc. and have the following recommendations:
1. Ensure adequate improvements to both Kaiminani Drive intersections used by this
subdivision;
2. Consider installation of traffic lights at one of the intersections;
Ensure that north -south and east -west connector roads are planned for and if
applicable, part of the development;
4. Assess sufficient impact fees to address public safetly."
29. Office of Housing and Community Development (March 15, 2004 Memo):
"Affordable housing conditions, pursuant to Chapter 11, Housing, of the Hawaii County
Code, are applicable to the Change of Zone request."
30. Department of Public Works: (See Exhibit E — May 10, 2004 Memo)
31. Department of Water Supply: (See Exhibit F—June 1, 2004 Memo)
32. Fire Department: (See Exhibit G — March 18, 2004 Memo)
33. Department of Education: (See Exhibit H — March 29, 2004 Letter)
34. Department of Health: (See Exhibit I — April 8, 2004 Memo)
35. Department of Transportation: (See Exhibit J — April 26, 2004 Letter)
36. Land Use Commission: (See Exhibit K — March 31, 2004 Letter)
37. Kona Traffic Safety Committee: (See Exhibit L — April 7, 2004 Letter)
AGENCIES - NO RESPONSE
38. Department of Water Supply, Parks and Recreation, Department of Land and
Natural Resources -Historic Preservation Division, NRCS and HELLO.
7-
APPLICANT'S SUBMITTAL LETTERS
39. The applicant has submitted several letters. (See Exhibit M — Letters dated June 1,
Juue2 & June 9, 2004)
PUBLIC COMMENTS
40. The Planning Department has not received any written comments or objections from the
general public or adjacent landowners on the subject applications.
-8-
STATE LAND USE BOUNDARY AMENDMENT APPLICATION
(15 ACRES OR LESS)
COUNTY OF H WAII
PLANNING DEPA, TMENT "M y o�
(Type or legibly print the requested information)
PETITIONER: Westpro Develonmeut. Inc.,
PETITIONER'S SIGNA
of Westpro Development, Inc.
ADDRESS: P.O.Box 2808 Kailua-Kona HI 96745
PETITIONER'S INTEREST IF NOT
TELEPHONE: (Bus.) (808) 326-4675 (Res.) N/A (Fax) (808) 329-2830
ADDRESS: P.O. Box 2808 Kailua-Kona HI 96745
TAX MAP KEY: (3) 7-3-010: 003
STREET ADDRESS OF PROPERTY: N/A
ZONING: Agricultural (A -5a) SIZE OF PROPERTY: 10 acres
CURRENT STATE LAND USE DISTRICT CLASSIFICATION: Agricultural
REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Urban
AGENT: William L. Moore William L. Moore Planniniz
ADDRESS: 159 Halai Street Hilo HI 96720
TELEPHONE:(Bus.) (808)935-0311 (Res.) N/A (Fax) (808) 934-0162
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Westpro Development Inc. COPIES: WLM Planning
(See Instructions on Reverse Side)
THIS STATE LAND USE BOUNDARY AMENDMENT APPLICATION MUST BE
ACCOMPANIED BY THE FOLLOWING:
EX BIT
ATTACHMENT
Commercial, RM, Resort, & Industrial
PLANNING DEPARTMENT 45
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? No
If yes, 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?
b. Into what lot sizes?
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?
If you intend to subdivide, please submit
a preliminary schematic subdivision plan
together with your change of zone application
form.
2. If you have no firm plans of subdividing the
subject area, do you intend to:
a. Sell or lease the land to someone who
has firm plans? No
b. Sell or lease the land to someone who
has tentative plans? No
c. Sell or lease the land to someone who
has no plans?
No
d. Keep it? Yes
e. Other (Please state)
f. If you intend to do either a, b, or c, please elaborate
on the kind of plans the other party has. Please also,
include in your answer approximately how soon after
approval of your rezoning do you expect to transfer the
subject land to another party.
3. What specific building plans do you have for the subject
land? Include in your answer the following: type of
building (apartment, office, launderette, etc.); financing
arrangement; timetable for construction; and any other
information which you feel might help us in evaluating your
request.
The applicant, Westpro Development, is proposing to develop the Lokahi Ka'u
project, a 100 -unit affordable housing project on the subject property. The
conceptual development plan includes eight (8) eight-plex units and four (4) four-
plex units within the subject property. Other proposed improvements include a
picnic/playground area as well as landscaping and open areas, including an
archaeological preserve, 125 off-street parking stalls and a sewage treatment plant.
The applicant is planning to commence development immediately upon securing all
necessary governmental approvals. Based on the current schedule, development is
anticipated to start by mid 2004, with occupancy of the first units by mid 2005. The
estimated cost is expected to be between $15,000,000 and $20,000,000.
4. Have you performed
demonstrate a need
and/or development
any study which would
for your proposed building
If so, please elaborate on your findings in the space
provided below.
No
The developer has not undertaken a formal market analysis for the proposed
affordable housing project. However, there is currently a need for additional
housing opportunities within close proximity to the job market in West Hawaii. The
Big Island median price for an existing single-family home rose from $194,250 in
August of last year to $245,000 in August of this year (North and South Kona rose
22% from the same period last year to a median home price of approximately
$380,000). The price of a condo rose to $185,000 in August of this year from
$138,500 in August of last year.
The location of the subject property is in close proximity to the job market and is
located in an existing neighborhood. The applicant is also currently developing
adjacent areas with residential units and is proposing an off-site park which would
be adjacent to the proposed project and would serve as an amenity to the proposed
affordable housing project.
5. Have you performed any study which discusses
environmental impacts your request would have on
surrounding area and/or County? Yes
If so, please elaborate on your findings in the space
provided below.
An Environmental Report was prepared and approved by the State Land Use
Commission. The report concluded that the project should not result in any
significant adverse short or long-term impacts that cannot be properly mitigated.
6. Are there any buildings on the subject area? No
If so, what kind?
What do you intend to do with those building if your request
is approved?
7. Is the subject land currently being used for
any agricultural activity? No
If so, please list the kinds of products grown
and on how many square feet or acres of land per
product.
8. To your knowledge, has there been any flooding
and/or drainage problem on the subject area? No
If so, please describe the problem.
9. Do you think that the roads leading to the subject
area needs improvement? No
Is so, what kind?
Is the road adequate for the proposed volume
or load
10. What sort of government assistance and/or improvements
do you feel will be needed in the subject area when
developed?
Yes No
a. Schools X
b. Roads X
C. Sewer g
d. Drainage X
e. Police Protection X
f. Fire Protection X
g. Recreational Facilities X
h. Public Utilities X
i. Other X
For those checked "yes," please elaborate what type or kinds
of improvements and/or assistance are needed.
Access to the property is proposed to be provided through the extension of
Kakahiaka Street. Based on the traffic study prepared by Wichter Engineering,
LLP, the applicant does not anticipate a measurable increase in vehicular traffic
along Kakahiaka Street and feels that no problems from increased traffic will result
from the requested change of zone. However, there is an approximately 50 -foot
Homestead Road right-of-way along the north side of the 50 acre parcel within
which the subject area is located. This Homestead Road extends in a mauka/makai
direction along the south side of the Lokahi Makai Project. The applicant is open to
the idea of improvement of this Homestead Road to the extension of the new road
that will be constructed in the State land below the Lokahi Makai project if it is
deemed that it will also improve the traffic circulation in this area.
11. Have you performed any historic sites study and/or survey of
the subject area? If so, what were the results? Please,
also submit a copy of the study together with this change of
zone supplement.
The survey identified four (4) sites within the ten 10) acre Project Site. In addition,
livestock walls border the western and southern boundaries of the site. These sites
consist of a portion of a trail system, a quarry complex, a stone pecking basin and a
platform. There are no know burials within the Project Site.
Of these identified sites, theonly two recommended for preservation within the 10 -
acre Project Site were the pecking basin and quarry complex. The applicant will
comply with this recommendation and will incorporate the sites and buffer areas as
part of the landscaped element of the project.
For: We��stpro `Development, Inc.
By: (We/ljj� DCIJc _ 1Z (.t --
Alan Dickler
Its: President
Address: P.O. Box 2808
Ka'lua Kona, Hawaii 96745
Date: e
�. iLi IAM L. MOORE PLANi.,Nk,
159 HALAI STREET
HILO, HAWAII 96720 ; t
(808)935-0311/Fax (808) 934-0162
WLM_Planning@verizon.net
February 26, 2004
Christopher J. Yuen, Director
County of Hawaii Planning Department
25 Aupuni Street
Hilo, Hawaii 96720
Dear Mr. Yuen:
Subject: Westpro Development, Inc.
Change of Zone Request from A -5a to RM -4
State Land Use Boundary Amendment Request - Agricultural to Urban
TMK: 7-3-010: Portion of 003; North Kona, Hawaii Island
Attached for your review and processing is the completed application for a State Land Use Boundary
Amendment from the Agricultural to the Urban District as well as a Change of Zone Application from
Agricultural (A -5a) to Multiple -Family Residential - 4,000 square feet (RM -4) to allow the development
of a 100 unit affordable residential project. The project area, which includes approximately 10.001 acres
of land, is located in O'oma, North Kona„ Hawaii Island, Tax Map Key: (3) 7-3-010: Portion of 003.
In accordance with the requirements of Hawaii County Zoning Code, please find the following:
1. Original and twenty (20) copies of the completed Change of Zone Application;
2. Original and twenty (20) copies of the completed Residential Questionnaire;
3. Original and twenty (20) copies of the completed State Land Use Boundary Amendment
(Less than 15 acres) Application;
4. Original and twenty (20) copies of the Background and County Environmental Report,
including location map, site plan, and written statement discussing the project in relation
to State Land Use District Boundary Standards.
5. Original and twenty (20) copies of the Traffic Study;
6. Original and twenty (20) copies of the Archaeological Inventory Survey;
7. One full size copy (approximately 2' by 3') of the Site Plan;
8. List of surrounding property owners;
9. $3,000 Filing Fee for the Change of Zone Application;
10. $200 Filing Fee for the State Land Use District Application; and
11. Tax Clearance for the subject property.
12. One copy of the Metes & Bounds description.
Thank you for your attention to this matter.
Sincerely,
William L. Moore
attachments
cc: Westpro Development
F ,,
CHANGE OF ZONE APPLICATION
w
COUNTY OF HAWAII
PLANNING DEPARTMENT
(Type or legibly print the requested information)
APPLICANT:
APPLICANT'S SIGNATURE: DATE:` p
Alan Dickler, President of Westpro Development, Inc.
ADDRESS: P.O. Box 2808, Kailua-Kona, HI 96745
LIST APPLICANT'S INTEREST IF NOT
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS:
PHONE:(Bus.) (808) 326-4675 (Res.) N/A (Fax) (808) 934-0162
LANDOWNER SIGNATURE(S): A &G .L DATE: Z
Alan Dickler, President
LANDOWNER(S) ADDRESS: P.O.Box 2808, Kailua-Kona, HI 96745
REQUEST: Agricultural — 5 acres (A -5a) TO Multiple -Family Residential— 4,000 (RM -4)
(Existing zoning) (Proposed Zoning)
TAX MAP KEY: (3) 7-3-010:003
STREET ADDRESS OF PROPERTY:
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 10 acres
AGENT: William L. Moore, William L. Moore Planning
ADDRESS: 159 Halai Street; Hilo, HI 96720
TELEPHONE: (Bus.) (808)935-0311 (Res.) N/A (Fax) (808) 934-0162
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Westpro Development, Inc. COPIES: WLM Planning
Westpro Development
Change of Zone Application
Surrounding Property Owners
mx4yv- 1 1 ntn.nnl
11v121. /-J-VI V.VVJ
TMK T Owner Address
7-3-010: 002
State of Hawaii
N/A
7-3-010: 006
State of Hawaii
N/A
7-3-010: 027
Clark Holdings, LLC
75-577 Kuakini Hwy
Kailua-Kona, HI 96740
Hawaii Agribusiness, LLC
811 Kanoelehu Ave.
Hilo, HI 96720
7-3-010: 029
Dennis Young & Della
PO Box 4086
Derochemont
Kailua-Kona, HI 96745
7-3-010: 035
Markoulis Family Trust
C/O Angelo Markoulis
2345 Third Street
San Francisco, CA 94107
7-3-010: 047
Westpro Development
75-143 Hualalai Rd., Ste. 208
Kadua-Kona, HI 96740
7-3-010: 048
Westpro Development
75-143 Hualalai Rd., Ste. 208
Kadua-Kona, HI 96740
7-3-009: 005
State of Hawaii
N/A
8083293TT9 T-044 P.002r002 F-314
Feb -20-2004 11:28am From-WESiF
10/07/2003 16:35 00b,.e51e,22 'i'M' PAGE 01
10/07/08 WE 13:01 PAZ hoe '814.1 #arra & Saito 1 002
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October 2, 2003
STATE OF HAWAII
DEPARTUNT Oi LAND AND NATURAL RESOURM
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ON K4UDK%AKOMA, NAWM 66/07
Alan Rwn PhD.
Haun dt Associa m
):ICA 1 Box 4730
Keaau, Ha"i 96749
Dear Mr. mom. -
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L )G NO: 200.1.1968
1))C NO: 031)B101
SC)&WT Chapter 6E-42WArtoriePreservation Review— Replac66oentPops for
Arehaoolo& d Inventory Sarvey Repw for TMX— 3.7-1-10.0, Land rf
Wean 1s Dlm tb 3rooa,101med of Rxwai (Repan 160.062802)
Woman, Nordt Zma, Ha/rarl
Thank you for providing the r eplatcnwnt pagem for the subject report TM rarisions weve YWo
in response to attr Wmmexs , 2'August 8, 2003 (SHPD Log 2003.1451/030 M(13). We t and the
revisions amxpsable and we c sn eoxidudc that the inventory survey report is n Ow acceptab., a and
will be placed is the $HND lilaarywhere It vdH ba available far pubic we.
Should you have any question % plow fid tree to call pat McCoy at 692.802'r,
Aloha,
P. Holly WMdowney, Acting Administrator
State hLstorie preservation Dir ision
c. Chris Yuen, Director, Dept ofplanaiog County ofUman"
143m,
OG $If/ Brnok-5
Harry Kim
Mayor
William Takaba
Finance Director
County of Hawaii `
DEPARTMENT OF FINANCE - REAL PROPERTY TAX
865 Milani Street Hilo, Hawaii 96720-4679 • Fax (808) 961-8415
Appraisers (808) 961-8354 Clerical (808) 961-8201 • Collections (808) 961-8282
75-5706 Kuakini Highway • Suite 112 • Kailua-Kona, Hawaii 96740 • Fax (808) 327-3538
Appraisers (808) 327-3542 • Clerical (808) 327-3540
REAL PROPERTY TAX CLEARANCE
(rev. 07/99)
February 26, 2004
TMK(s): (3) 7-3-010-003-0000
This is to certify that the real property taxes due to the County of Hawaii on the
parcel(s) listed above have been paid up to and including December 31, 2003.
This clearance was requested on behalf of Westpro Development, Inc.
for the County Planning Department and is issued for this/these parcel(s) only.
By k Q
J. Tahara, Cashier
REAL PROPERTY TAX DIVISION
I.
U.
HI.
WESTPRO DEVELOPMENT
ENVIRONMENTAL REPORT
TAX MAP KEY: (3) 7-3-010: 003
O'OMA 1ST, NORTH KONA, HAWAII ISLAND
INTRODUCTION L.
The Applicant, Westpro Development, is seeking a change of zone from the Agricultural -
5 acre zoned district (A -5a) to the Multi -Family Residential - 4,000 square feet (RM -4)
zoned district for approximately 10 acres of land to allow the establishment of an affordable
housing project consisting of 100 multi -family residential units within the Project Site.
PROJECT LOCATION
The subject area is a portion of a 50 -acre parcel that is in the process of being subdivided
into four (4) lots. As a part of this subdivision, the Applicant is proposing to extend
Kakahiaka Street to the southern boundary of the Subject Property. The Project Area will
be located on the west (makai) side of the Kakahiaka Street extension, approximately
3,000 feet from the Kakabiaka Street-Ka'iminani Street intersection, Kalaoa-O'oma
Homesteads, North Kona, Hawaii Island, more specifically described as TMK: (3) 7-3-
010:003.
PROJECT DESCRIPTION
A. Project Concept and Components
The Applicant, Westpro Development, is proposing to develop the Lokahi Ka'u
project, a 100 -unit affordable housing project on the Subject Property. The
conceptual development plan includes eight (8) eight-plex units and four (4) four-plex
units within the Subject Property. Other proposed improvements include a
picnic/playground area as well as landscaping and open areas, including an
archaeological preserve, 125 off-street parking stalls and a sewage treatment plant.
The Subject Property is adjacent to the northern boundary of the Lokahi residential
communities (Lokahi Mauka & Lokahi Makai), which are also being developed by
the Applicant, Westpro Development. The proposed Lokahi Ka'u project seeks to
accomplish the goal of offering attractive, affordable housing that is located near the
job market to the residents of West Hawai i.
The multi -family buildings are proposed to be two stories in height. Based on
preliminary design plans, the units will be approximately 1,175 square feet in area and
will include 2 bedrooms and 2 bathrooms within each unit. Other amenities will
include a 7 -foot by 12 -foot storage area attached to each unit as well as covered
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lanais. Access to the Project Site will be via the Kakahiaka Street extension which is
proposed to be improved with curbs, gutters and sidewalks.
These units will be sold at prices affordable to families earning no more that 140% of
the median income. The units are intended to provide opportunities to first time
home buyers as well as to provide housing opportunities for people who work in the
North Kona/South Kohala region. Based on current interest rates and median
incomes for the Island of Hawai i, the maximum sales price will be less than
$262,700. The actual sales price may be adjusted based on prevailing interest rates
and incomes at times of sales.
Furthermore, in order to ensure that the residential units are available to the owner -
occupants, Westpro Development is committed to offer a minimum of 75% of the
units in accordance with Part VI, Sales to owner -occupants of Chapter 514 related to
Condominium Property Regime. This Section requires that:
For a thirty -day period following the initial date of sale apartments in a
condominium project, at least fifty -percent of the apartments being sold
shall be offered for sale only to prospective owner -occupants.
By committing to offer a minimum of 75% of the units to owner -occupants, the
Applicant can assure that owner -occupants have an opportunity to purchase a unit.
After the initial 30 -day period, the Applicant intends to offer units for sale to
interested buyers, whether for rent or owner -occupancy. In either event, the project
will provide affordable housing opportunities in a convenient location with
appropriate infrastructure and amenities.
B. Proiect Timetable and Cost
The Applicant is planning to commence development immediately upon securing all
necessary governmental approvals. Based on the current schedule, development is
anticipated to start by mid 2004, with occupancy of the first units by mid 2005.
The estimated cost is expected to be between $15,000,000 and $20,000,000.
IV. INSTITUTIONAL CONSIDERATIONS
A. State Land Use
The State Land Use District classification is Agricultural. An application to reclassify
the approximately 10 -acre subject area from "Agriculture" to "Urban" District is
being processed concurrently with this application.
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B. County General Plan
Based on a review of the Hawaii County General Plan Land Use Pattern Allocation
Guide (LUPAG) map, it appears the property is within the Urban Expansion
designation. This designation allows for a mix of high density, medium density, low
density, industrial and/or open designations in areas where new settlements may be
desirable, but where the specific settlement pattern and mix of uses have not yet been
determined.
C. Keahole to Kailua Development Plan
The Keahole to Kailua Development Plan includes the Project Area as one of three
distinct "residential villages". This Plan encourages the concept of distinct residential
villages rather than an undifferentiated mass of residential development. As a counter
to the trend of urban sprawl, the Planning Department feels that Hawaii's tradition of
identifiable towns, villages and neighborhoods is of great social importance and that
this tradition should be reflected to the fullest extent possible.
D. County Zonine
The current County zoning of the site is A -5a. The requested change of zone would
allow the Applicants to utilize their property in a more efficient manner. There is an
existing RM -4 property in the immediate vicinity of the Project Area.
E. Other Permitting Considerations
The site is not located within the County Special Management Area (SMA) and
therefore no SMA Use Permit would be necessary. However, other permits such as
Plan Approval, etc., would still be required and complied with as part of the
development review process.
V. ENVIRONMENTAL CONSIDERATIONS
A. General Description
The ten (10) acre Project Site is a portion of an existing 50 -acre parcel which is in the
process of being subdivided. The Project Site is generally rectangular in shape.
Portions of the property have been bulldozed by the previous owner.
B. Soils and Topography
The Project Site is between 370 feet and 450 feet above mean sea level near the
northeast comer, with moderately undulating topography.
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The soils on the property are classified by the U.S Department of Agriculture, Soil
and Conservation Services, Soil Survey Report as being a'a and pahoehoe lava flows.
The a'a lava flows (rLV) are described as follows:
This lava has practically no soil covering and is bare of vegetation, except for
mosses, lichens, fems and a few small ohia trees. It is at an elevation ranging
from near sea level to 13,000 feet and receives between 10 and 250 inches of
rainfall annually. It is associated with pahoehoe lava flows and many soils. This
lava is rough and broken. It is a mass of clinkery, hard, glassy, sharp pieces
piled in tumbled heaps. In areas of high rainfall, it contributes substantially to
the underground water supply and is used for watershed. (Soil Survey of Island
of Hawaii, State ofHawai'i, p. 34)
Pahoehoe lava flows (rLW) are described as follows:
This lava has a billowy, glassy surface that is relatively smooth. In some areas,
however, the surface is rough and broken and there are hummocks and pressure
domes. Pahoehoe lava has no soil covering and is typically bare of vegetation
except for mosses and lichens. In the areas of higher rainfall, however, scattered
ohia trees, ohelo berry and aalii have gained a foothold in cracks and crevices.
This miscellaneous land type is at an elevation from sea level to 13,000 feet. The
annual rainfall ranges from 10 inches to 140 inches. (Soil Survey, Island of
Hawaii, p.34)
The State Department of Agriculture's "Agricultural Lands of Importance to the
State ofHawaaz T (ALISH) map classifies this area as neither "Prime", "Unique", nor
"Other Important" agricultural land.
The Project Area is not currently being utilized in any kind of agricultural capacity.
Although the County Zoning designation is Agricultural (A -5a), the soils on the
property have been classified as a'a and pahoehoe lava flows. The Land Study
Bureau's overall productivity rating is "E" or "Poor".
It is not anticipated that the project will cause any substantial adverse impact to soil
erosion. Furthermore, compliance with the County of Hawai is grading permit
requirements will further ensure minimal soil erosion impacts during construction.
C. Natural Hazards
1. Drainage
The property is not in an area prone to flooding. The U.S. Army Corps of
Engineers' Flood Insurance Rate Maps (FIRM) designates the property as being
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in Zone X. Zone X is designated for those areas which are outside of the 500 -
year flood plain. There are no known drainage problems associated with the
property.
2. Tsunami Hazard
As the property is located more that 370 feet above sea level, there is no threat of
tsunami inundation.
3. Volcanic and Earthquake Hazards
The Unites States Geological Survey (USGS) designates the area as in Lava Flow
Hazard Zone 4, on a scale of ascending risk from 9 to 1.
According to the County of Hawaii Building Code, the entire island of Hawai i
falls within Earthquake Hazard Zone 4. However, any construction on the
property as well as any resulting structure would comply with the Building Code
which requires certain structural measures to minimize the seismic hazards.
D. Flora and Fauna
A botanical study of the entire fifty (50) acre parcel, including the ten (10) acre
Project Site was conducted on May 17, 2002. The purpose of the survey was to
identify any State or Federally listed endangered plant species growing on or near the
Project Site, and to summarize the populations of native and introduced plant species.
All portions of the proposed property were surveyed, including border strips of
adjacent property, and all of the naturalized and some of the prominent landscaped
plants were noted. A total of 47 plant species were identified, only two of them
indigenous to the Hawaiian Islands.
No threatened or endangered plant species are present or would be expected to be
present on the Project Site and no rare species or ecosystems are present or nearby.
Also, due to the improved nature of the property, no known or endangered plant
species are expected to be present. Known mammals in the area include the
mongoose, rat and mouse.
E. Historic/Archaeological Resources
An Archaeological Inventory Survey of the entire fifty (50) acre parcel, including the
ten (10) acre Project Site was undertaken by Haun & Associates to satisfy historic
preservation regulatory review inventory requirements of the Department of Land and
Natural Resources - State Historic Preservation Division (DLNR-SHPD), as
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contained within Hawaii Administrative Rules, Title 13, DLNR, Subtitle 13, State
Historic Preservation Rules. The survey fieldwork was conducted between May 10 -
15 and June 29 - 30, 2002.
The survey identified four (4) sites within the ten (10) acre Project Site. In addition,
livestock walls border the western and southern boundaries of the site. These sites
consist of a portion of a trail system, a quarry complex, a stone pecking basin and a
platform. There are no know burials within the Project Site.
Of these identified sites within the ten (10) acre Project Site, two are recommended
for preservation, the pecking basin (Site 23413) and a complex consisting of a
resource procurement area (quarry) and a transportation feature (Site 23414). The
Applicant will comply with this recommendation and will incorporate these sites and
buffer area as part of the landscaped element of the project.
As expected, the identified sites and features conform to the traditional Hawaiian
site/feature types expected in the Barren or Transitional Zone and the Upland Forest
Zone based on previous archaeological work and historic documentary research.
F. Valued Cultural Resources
The recent Hawaz i State Supreme Court's "PASH" and "Ka Pa `akai O Ka Aina"
decisions require decision -makers to consider a project's impact to native Hawaiian
gathering and fishing rights. Specifically, there must be a discussion of the cultural,
historical, and natural resources and associated traditional and customary practices of
this site and the impact of this project to these resources and practices.
In this situation, the Subject Site is not adjacent and/or proximate to the shoreline.
As such, fishing and coastal access is not an issue. Furthermore, as noted above,
portions of the subject area have been previously burned and bulldozed. As such, it
would appear very unlikely that the Site would serve such gathering purposes today
and/or in the recent past.
Based on the above, it does not appear that the project would have any potential
adverse effects relating to native Hawaiian cultural and historical resources and/or
practices.
G. Water and Coastal Resources
The Subject Property is located over 2.5 miles from the shoreline, therefore there
should be little or no impact to the coastal waters as a result of the requested change
of zone. Also, due to the distance from the shoreline, there will be no impacts on
shoreline access.
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G. Water and Coastal Resources
The subject property is located over 2.5 miles from the shoreline, therefore there should be
little or no impact to the coastal waters as a result of the requested change of zone. Also, due
to the distance from the shoreline, there will be no impacts on shoreline access.
H. Air Quality, Noise and Dust
The proposed project should have no direct negative impact on air quality in this area. The
only probable impacts would be minimal increases in airborne dust during grading and
construction. However, as stated before, compliance with the County's grading permit
requirements would ensure that impacts from these activities would be minimal. It is
possible that increased vehicular traffic generated by the project could have a minimal
impact on air quality in the area. However, this increase in traffic will be negligible and will
result in little or no impact on air quality in the area.
The noise generated in the vicinity of the property comes from activities related to the
Keahole Airport as well as existing road traffic along Ka'iminani Road and the Queen
Ka'ahumanu Highway. Any noise generated as a result of the project should be minimal and
have no adverse impact upon the noise quality of the area.
I. Scenic and Visual Resources
The subject property is not listed as a scenic site. The Project Site is located over 2.5 miles
from the shoreline, therefore the requested change of zone should have little or no impact on
visual resources.
VI. SOCIAL AND RELATED CONSIDERATIONS
A. Surrounding Land Uses
There are residences surrounding the property, and it is just south of the Kona Palisades
subdivision, which is designated as the State Land Use Urban District. The project area is to
the south of Westpro Development's proposed Lokahai Mauka and Makai developments.
These area are zoned for single family and multiple family residential uses (RS and RM) and
are proposed to be developed with approximately 180 residential units. The Kona Palisades
Subdivision is located approximately 3,000 feet north of the Project Site.
Westpro Development is constructing an approximately four (4) acre community park as part
of its Lokahi Mauka project. This park will provide active and passive recreational
opportunities not only for those communities, but for the larger community as well.
Lands to the south and west (makai) are State owned and in the Open and Unplanned
zoning districts, respectively and are classified Urban by the State Land Use
Commission. Lands to the east (mauka) are privately owned and are in the Unplanned
zoning district and are classified Agricultural by the State Land Use Commission.
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Page No. 7
B. Economic Impacts
The requested change of zone would result in some minimal positive economic impacts
through increase in property taxes.
C. Agricultural Impacts
The subject site is currently vacant of any agricultural use. The area is recommended for
urban uses by the County General Plan which designates the Parcel Site and surrounding
areas for Urban Expansion uses.
Further, the soil classification system of the Land Study Bureau designates the site as Class
E, or "Poor". While it does have some limited agricultural potential, it is not unique from an
agricultural resource perspective. Thus, it's removal from potential agricultural use should
not compromise the agricultural objectives of the County and therefore the reclassification
and development of these lands for residential purposes will result in negligible impacts to
existing and future agricultural resources.
VII. INFRASTRUCTURAL CONSIDERATIONS
A. Roads
Access to the property is proposed to be provided through the extension of Kakahiaka Street.
Based on the traffic study prepared by Wichter Engineering, LLP, the applicant does
not anticipate a measurable increase in vehicular traffic along Kakahiaka Street and
feels that no problems from increased traffic will result from the requested change of
zone. However, there is an approximately 50 -foot Homestead Road right-of-way
along the north side of the 50 acre parcel within which the subject area is located.
This Homestead Road extends in a mauka/makai direction along the south side of the
Lokahi Makai Project. The applicant is open to the idea of improvement of this
Homestead Road to the extension of the new road that will be constructed in the State
land below the Lokahi Makai project if it is deemed that it will also improve the
traffic circulation in this area.
B. Water
County water is available to the property via a 8 -inch waterline extending along
Ka'iminani Drive. Existing water service laterals to the project site are or will be
available.
C. Wastewater
The property has no access to a County sewer line and therefore the applicant will
have to provide a sewage treatment plant (STP) in accordance with the request that
meets all State Department of Health regulations and requirements.
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D. Solid Waste
Solid waste will be handled through a commercial hauler into authorized landfill sites.
However, the proposed use of the property should not generate large amounts of solid
waste and any impacts would be negligible.
E. Governmental Services
Police and fire protective services are available within approximately 5 miles of the
Project Site. The police station is located at Kealakehe, while the nearest fire station
is found in Kailua-Kona. There is a volunteer fire station on the north side of
Ka'iminani Drive, less that 2,500 feet from the Project Site. A new fire station is also
being planned at the Mamalahoa Highway, approximately a mile from the Project
Site.
F. Utilities
Public utilities, including electricity and telephone, are available to service the
proposed project.
VIII. IMPACT SIGNIFICANCE ANALYSIS
A. Relationship Between Local Short -Term Uses of Environmental and
Maintenance and Enhancement of Long -Term Productivity
The property is currently vacant of any use. However, due to the surrounding area's
mix of Single Family Residential, Multiple Family Residential, Neighborhood
Commercial, Agricultural and Unplanned zoning, leaving this lot as is may not be the
most efficient and productive use of the property. Granting the change of zone would
result in a more productive use as well as fulfilling the land use concept of the
General Plan for this area.
This project should not result in any significant adverse short or long-term impacts
that cannot be properly mitigated. There will be direct and indirect economic benefits
resulting from the construction and implementation of this project. There will be
construction jobs created in the short-term. Relatedly, the project will generate
increased tax revenues that can supplement the State and County's fiscal resources.
Because of its location, this project will provide an expansion of the current inventory
of available housing for West Hawaii. The required infrastructure - if needed - will
be implemented by the Applicant to mitigate potential impacts of this project.
B. Irreversible and Irretrievable Commitment of Resources
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Page No. 9
As the Subject Property has been previously disturbed, the possibility that
commitment of natural resources such as rare or endangered plant or animal species is
extremely remote.
Likewise, the likelihood of finding any archaeological or cultural remains on the Site
appear remote. Further, any unanticipated finds can be properly mitigated upon
consultation with appropriate government agencies.
C. Alternatives to the Proposed Project
1. No Project
Under this alternative, the property would remain vacant of any use. However,
given the reasons listed previously, this alternative would not result in the most
productive use of the property.
2. Market (Units)
Under this alternative, the subject area would be developed and the units would
be offered for sale at current market price. There would be essentially no change
in impacts, however, there would be less opportunity for a lower income
household to own/rent a unit in close proximity to the job market.
3. Market (Lots)
Under this alternative, 35 to 50 lots ranging in size from 7,500 to 10,000 square
feet would be created. While this would lessen some of the potential impacts by
reducing density, this alternative would offer less opportunity for a lower income
household to acquire a lot and build a home in close proximity to the job market.
4. Evaluation of Alternatives
Any impacts to the area's physical and social infrastructure as a result of the
requested change of zone seem to be insignificant. Any possible impacts that may
arise out of the land use change for the Subject Property would be addressed and
mitigated by the Applicant. Also, the proposed use of the property appears to be
consistent with the land use objectives sought by the County's General Plan Land
Use Pattern Allocation Guide (LUPAG) map.
IX. REGULATORY ANALYSIS
A. General Plan LUPAG Map
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The General Plan provides for the long-range comprehensive development of the
island of Hawai i. It provides direction for balanced growth in the County.
The requested change of zone for the Subject Property would result in a use that
would be consistent with the General Plan's Urban Expansion designation.
B. General Plan Policies
The requested change of zone would result in a use of the property that would be
consistent with the goals, policies and standards of the Economic and Land Use
Elements of the General Plan. Included in these are the following:
Economic Element
Goals
o Provide Residents with opportunities to improve their quality of life.
o Economic development and improvement shall be in balance with the physical and social
environments of the Island of Hawai i.
o The County of Hawaii shall strive for diversity and stability in its economic system
o 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.
Policies
The County of Hawaii shall:
o Strive for an economic climate which provides its residents an opportunity for choice of
occupation.
o Encourage the development of a visitor industry which is consistent with the social,
physical, and economic goals of the residents of the County.
o Strive for diversification of its economy by strengthening existing industries and attracting
new endeavors.
o Strive for full employment.
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Identify and encourage primary industries that are consistent with the social, physical, and
economic goals of the residents of the County.
Promote a distinctive identity for the Island of Hawaii to enable government, business and
travel industries to promote the County of Hawaii as an entity separate and unique within
the State ofHawai i.
Standards
The Island of Hawaii should be developed into a unique scientific and cultural model.
The island should become a model of living where economic gains are in balance with
social and physical amenities. Development should be reviewed on the basis of total
impact of the residents of the County, not only in terms of immediate short run economic
benefits.
Discussion
An economic goal of the County of Hawaii is to "strive for diversity and stability in its
economic system." Another is to "Provide an economic environment, which allows new,
expanded or improved economic opportunities that is compatible with the County,s
natural and social environment."
The proposed project will create temporary construction jobs for local residents and
indirectly affect the economy through construction industry purchases from local
suppliers. A multiplier effect takes place when these employees spend their income for
food, housing, and other living expenses in the retail sector of the economy. Such
activities are in keeping with the overall economic development of the island.
Housin¢ Element
Goals
The County of Hawaii shall:
o Attain safe, sanitary, and livable housing for the residents of the County of Hawai i.
o Attain a diversity of socioeconomic housing mix throughout the different parts of the
County.
o Maintain a housing supply which allows a variety of choice.
o Develop better places to live in the County ofHawai'i by creating viable communities with
decent housing and suitable living environments for our people.
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Page No. 12
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.
Policies
The County shall encourage a volume of construction and rehabilitation of housing
sufficient to meet growth needs and correct existing deficiencies.
Discussion
There is currently a need for additional housing opportunities within close proximity to the
job market in West Hawaii. The Big Island median price for an existing single-family
home rose from $194,250 in August of last year to $245,000 in August of this year (North
and South Kona rose 22% from the same period last year to a median home price of
approximately $380,000). The price of condo rose to $185,000 in August of this year
from $138,500 in August of last year.
The units that are proposed to be constructed will be affordable and within the economic
reach of lower income household. Further, the Applicant, Westpro Development, is
prepared and committed to offering a minimum of 75% of the units in accordance with
Part VI, Sales to Owner -Occupants of Chapter 514 related to Condominium Property
Regime. By committing to offer these units to owner -occupants, the Applicant can assure
that owner -occupants have an opportunity to purchase a unit.
The location of the Subject Property is in close proximity to the job market and is located
in an existing neighborhood. The Applicant is also currently developing adjacent areas
with residential units and is proposing an off-site park which would be adjacent to the
proposed project and would serve as an amenity to the proposed affordable housing
project.
In addition to fulfilling the General Plan's vision for this area, the proposed 100 -unit
Multiple Family Residential development will also compliment the following Housing
Element, Courses of Action in the North Kona District:
Since the lands in this district are sloped, the County shall encourage the use of
cluster and planned unit developments which can take advantage of the topography.
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Aid and encourage the development of a wide variety of housing for this area to
attain a diversity of socioeconomic mix.
Environmental Quality Element
Goals
The County of Hawaii shall:
Maintain and, if feasible, improve the existing environmental quality of the island.
Policies
The County of Hawaii shall take positive action to further maintain the quality of the
environment for residents both in the present and in the future.
Minimum controls are established by the Federal and State governments; through its
powers the County shall reinforce and strengthen established standards where it is
necessary, principally by initiating, recommending, and adopting ordinances pertaining to
the control of pollutants which affect the environment.
Standards
Pollution shall be prevented, abated, and controlled at levels which will protect and
preserve the public health and well-being, through the enforcement of appropriate Federal.
State and County standards.
Federal and State environmental regulations shall be adhered to.
Discussion
An environmental quality policy of the Hawaii County General Plan is to maintain the
quality of the environment for present and future residents. The proposed project will not
have a substantial adverse effect on the environment. It will not diminish the valuable
natural resources in the area. The proposed 100 -unit Multiple Family Residential
development would be compatible with the existing multiple family residential
developments in the immediate and surrounding areas. Mitigative measures would be
employed to protect environmentally and culturally sensitive areas.
Historical Sites Element
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Goals
The County of Hawai'i shall:
Protect and enhance the sites, buildings and objects of significant historical and cultural
importance to Hawaii.
Access to significant historic sites, buildings and objects of public interest should be made
available.
Policies
o Agencies and organizations, either public or private, pursuing knowledge about historic
sites should keep the public apprized of projects.
o The County of Hawaii shall require both public and private developers of land to provide
a historical survey prior to the clearing or development of land when there are indications
that the land under consideration has historical significance.
o Public access to significant historic sites and objects shall be acquired.
o The County of Hawaii shall encourage the restoration of significant sites on private lands.
o Signs explaining historic sites, buildings and objects shall be in keeping with the character
of the area or the cultural aspects of the feature.
Discussion
As discussed previously, an Archaeological Inventory Survey of the entire 50 -acre parcel,
including the 10 -acre Project Site was undertaken by Haim & Associates. The fieldwork
was conducted between May 10 - 15 and June 29 - 30, 2002.
The survey identified four (4) sites within the 10 -acre Project Site. Additionally, livestock
walls border the western and souther boundaries of the site. These sites consist of a
portion of a trail system, a quarry complex, a stone pecking basin and a platform. There
are no known burials within the Project Site.
Of the sites identified within the Project Area, two (2) are recommended for preservation;
the pecking basin (Site 23413) and a complex consisting of a resource procurement area
(quarry) and transportation features (Site 23414). The Applicant will comply with this
recommendation and will incorporate these sites and buffer area into the landscaping
element of this Project.
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Recent Hawai'i State Supreme Court decisions also require consideration of the Project's
impact to native Hawaiian gathering and fishing rights. Specifically, there must be a
discussion of the cultural, historical, and natural resources and associated traditional and
customary practices of this Site and the impact of this Project to these resources and
practices.
In this situation, the Subject Site is not adjacent and/or proximate to the shoreline. As
such, fishing and coastal access is not an issue. Furthermore, as previously noted in this
report, portions of the Subject Area have been burned and bulldozed by the previous
owner. As such, it would appear highly unlikely that the Site would serve such gathering
purposes today and/or in the recent past.
Flood Control and Drainage Element
Goals
The County of Hawaii shall:
Conserve scenic and natural resources.
o Protect human life.
o Prevent damage to man-made improvements.
o Control pollution.
o Prevent damage from inundation.
o Reduce surface water and sediment runoff.
Policies
o All development -generated runoff shall be disposed of in a manner acceptable to the
Department of Public Works.
It is the responsibility of both the government and the private sector to maintain and
improve existing drainage systems and to construct new drainage facilities.
o Applicable standards and regulations of Chapter 27, "Flood Control," of the Hawaii
County Code.
Applicable standards and regulations of the Federal Emergency Management Agency
(FEMA).
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Applicable standards and regulations of Chapter 10, "Erosion and Sedimentation Control,"
of the Hawaii County Code.
Discussion
Some of the Flood Control and Drainage Goals of the Hawaii County General Plan are to
preserve scenic and natural resources, prevent damage to man-made improvements, and
reduce surface water and sediment runoff. The Project Site is not in an area subject to
flooding (Zone X) according to the Flood Insurance Rate Maps (FIRM) prepared by the
U.S. Corps of Engineers.
Natural Beauty Element
Goals
The County ofHawai'i shall:
Protect, preserve and enhance the quality of areas endowed with natural beauty, including
the quality of coastal scenic resources.
Protect scenic vistas and view planes from being obstructed,
Maximize opportunities for present and future generations to appreciate and enjoy natural
and scenic beauty.
Policies
Increase public pedestrian access opportunities to scenic places and vistas.
Discussion
The scenic and natural beauty of Hawaii is recognized as an irreplaceable asset, which
needs to be protected. A goal of the Hawaii County General Plan is to preserve the
quality of coastal scenic resources and to protect scenic vistas and view planes from being
obstructed. The property is not listed in the Hawaii County General Plan as an example
of natural beauty in the North Kona District, and the proposed development will not
adversely affect views to and along the shoreline due to it being over 2.5 miles from the
shoreline, as well as the low-rise nature of the development.
Natural Resources and Shorelines Element
Goals
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The County of Hawaii shall:
o Protect and conserve the natural resources of the County of Hawaii from undue
exploitation, encroachment and damage.
o Provide opportunities for the public to fulfill recreational, economic, and educational
needs without despoiling or endangering natural resources.
o Protect and promote the prudent use of Hawai is unique, fragile and significant
environmental and natural resources.
o Ensure that alterations to existing land forms and vegetation, except crops, and
construction of structures cause minimum adverse effect to water resources, and scenic
and recreational amenities and minimum danger of floods, landslides, erosion, siltation, or-
failure
rfailure in the event of an earthquake.
Policies
The County of Hawaii should require users of natural resources to conduct their activities
in a manner that avoids or minimizes adverse effects on the environment.
o Encourage the use of native plants for screening and landscaping.
Discussion
A primary goal of the Hawaii County General Plan section of Natural Resources and
Shorelines is to "protect and conserve the natural resources of the County of Hawaii from
undue exploitation, encroachment and damage." Alterations to the existing land forms
should cause minimal adverse impact to the water resources, scenic and recreational
amenities. It is the policy of the Hawaii County General Plan to protect the shoreline
from the encroachment of man-made improvements and structures. It is also the General
Plan's policy to encourage the protection of unique habitats, wildlife species, and
important agricultural lands. The Property is located on the mauka side of the Queen
Ka'ahumanu Highway. Therefore, the proposed development will not result in any
adverse impact on the shoreline resources.
Public Utilities Element
The required utilities, including water, sewer electricity and telephone will be provided by
the Applicant in compliance with County standards.
Land Use Element
Environmental Report TNM: (3) 7-3-010: 03
Page No. 18
Goals
The County of Hawaii shall:
Designate and allocate land uses in appropriate proportions and mix and in keeping with
the social, cultural and physical environments of the County.
Policies
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.
Encourage the development and maintenance of communities meeting the needs of its
residents in balance with the physical and social environments.
D. West Hawaii Regional Plan
The West Hawaii Regional Plan ("WHRP") is intended to complement the County of
Hawai is General Plan and Community Development Plans. The West Hawai i
Regional Plan was published by the Office of State Planning in 1989.
The WHRP designates the Project Site as a Subregional Planning Area. The Office
of State Planning's strategy to manage development in these areas is to concentrate
future regional urbanization in designated Subregional Planning Areas and to provide
for their planning and future development in a manner which optimizes or mitigates
subregional problems, issues and opportunities.
The Keahole to Kailua-Kona area, which essentially involves in -filling the
undeveloped area south of the airport, is logical given its proximity to the existing
urbanized area and the availability of infrastructure.
E. Keahole to Kailua Development Plan
The Keahole to Kailua Development Plan was prepared by R.M. Towill Corporation
and adopted by the County Council as a Resolution in 1991. This Development Plan
includes the Project Area as one of three distinct "residential villages". Some of the
key reasons these locations were chosen for residential use is because they have fine
ocean views, cooler temperatures, some soil cover and somewhat more rainfall as
compared to the hot, dry lowland coastal areas.
Environmental Report
Page No. 19
TMK: (3) 7-3-010: 03
This Plan encourages the concept of distinct residential villages rather than an
undifferentiated mass of residential development. As a counter to the trend of urban
sprawl, the Planning Department feels that Hawai is tradition of identifiable towns,
villages and neighborhoods is of great social importance and that this tradition should
be reflected to the fullest extent possible.
F. State Land Use Urban Standards
The Applicant is requesting that the County process a request to redesignate a 10 -
acre portion of the 50 -acre parcel from the State Land Use Agricultural District to
the State Land Use Urban District. As the requested area covers less than fifteen (15)
acres, the County can process the request. Pursuant to the Planning Commission
Rule No. 13, the request must meet certain standards. These standards and their
justifications are as follows:
1. Conformity to the General Plan
The Project's relationship and conformity are demonstrated in Section IX, A and
B above.
2. Relationship to State Land Use Urban District Standards
The State Land Use Commission's Rules provide the standards for determining
the Urban District boundaries (Section 15-15-18). Their relationships to this
request are noted as follows:
a. "City -Like" Characteristics
A concentration of people, structures, streets and Tura turban level of services
characterize this area. There are residences in this area and the adjacent
development will have a neighborhood commercial center.
b. Factors of Urban Characteristics
The Site is proximate to centers of trading and employment. It is within an
area where there are will be commercial use. Also, the Kona Palisades
Subdivision which is located just north of the subject area is designated in the
State Land Use Urban District.
e. Natural Hazards
The Site ranges from 370 feet along the southern boundary to 450 feet above
mean sea level near the northeast corner, with moderately undulating
Environmental Report
Page No.20
TMK: (3) 7-3-010: 03
topography. The Site has no known unstable soil condition or floodways that
traverse it.
d. Contiguous to Urban Areas
As noted earlier, the Site is contiguous to an urban area. The Site is just
south of the Kona Palisades Subdivision, which is in an Urban area and it also
in close proximity to the employment center of Kailua-Kona.
e. Relationship to County Growth Plans
This Site does not represent the creation of a new urban concentration as
portions of the surrounding area are already an urban like environment.
However, it is noted that the Site and a portion of the surrounding areas are
designated as Urban Expansion/Alternate Urban Expansion in the County of
Hawaii General Plan. As mentioned above, the Keahole to Kailua
Development Plan designates the Project Area as one of three distinct
"residential villages". Some of the key reasons these locations were chosen
for residential use is because they have fine ocean views, cooler temperatures,
some soil cover and somewhat more rainfall as compared to the hot, dry
lowland coastal areas.
G "Scatterization" Impact
This standard is not applicable to the Project. This applies to a situation
where an amendment creates a potential for "spot' zoning and thereby
increases the need to extend public services at considerable cost to taxpayers.
In this situation, the area is already somewhat developed and the subject area
is contiguous to this developing area. Its development should thus not result
in the expansion or extension of government services.
g. Slope of Property
The slope of the property is well within the 20% threshold and not violative of
the "more than 20% slope" standard.
Environmental Report
Page No.21
TMK: (3) 7-3-010: 03
FILE COPY
PQ Not Remove
Report 160-062802
-7 ,
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N
Haun & Associates
Archaeological, Cultural, and Historical Resource Management Services
HCR 1 Box 4730, Keaau, Hawaii 96749 Phone: 982-7755 Fax: 982-6343
T'MK: 3_7-3-90:03
Ni�*IAUI 11
By:
Alan E. Hann, Ph.D.
and
Dave Henry, B.S.
Prepared for:
Mr. David DeLuz, Sr.
811 Kanoelehua Avenue
Hilo, HI 96720
August 2000
Haun & Associates
Archaeological, Cultural, and Historical Resource Management Services
HCR I Box 4730, Keaau, Hawaii 96749 Phone: 982-7755 Fax: 982-6343
Feb -25-2004 09:45am From- r-005 P.OW/010 F-019
SUMMARY
At the request of Mr. David DeLuz, Sr., Haun & Associates conducted air archaeological inven-
tory survey of TMK: 3-7-3-10:03, a c.5(4 -acre parcel located in the Land of O'oma 1, North Kona District,
Island of Hawaii. The objective of the survey was to satisfy historic' preservation regulate ry review inven-
tory requirements of the Department of Land and Natural Resources -Historic Presevetion Division
(DLNR-HPD), as contained within Hattan Administrative Rules, Title 13, DLNR, Subthle 13, State I[is-
toric Preservation Rules.
The survey identified 17 sites with 186 component features. The sites consist of len single foal ore
sites and seven complexes of features. The features consist of pahoehoe excavations, mounds, terraces,
quarries, filled cracks, tains, walls, pat omens, trails, alignments, cupboards, caves, and Several misce Ila-
aeous types. Feature function includes agriculture, temporary habitation, resource procivement, marker,
transportation, livestock control, storage, ceremonial, refuge, tool manufacture, and indeter ninate.
The identified sites and fearure t conform to the traditional Hawaiian site/feature 1 ypes expectee I in
the Barren or Transitional Zone and the Upland Forest Zone (Davis. 1977, Cordy 1985) b sed on previ ms
archaeological work and historic documentary research. As expected, agricultural G aturea, trails, and it rm-
porary-habitation sites were identified. n addition, a refuge cave and stone quarrying ant l processing ea -
tures were recorded. Also, as expected, l tistoric remains consist of ranch walls.
All seventeen sites are assesse, I as significant under Criterion "d". The sites ba ve yielded ire br-
mation important for understanding pretistoric to historic land use in project area. Five rites are also as-
sessed as significant under Criterion V because they arc good site type examples. One si re is addition ally
assessed as significant under Criterion "e' because of the presence of a probable shrine, which bas tr idi-
tional cultural value to the native Hawai an people.
The mapping, written descriptions, pbotography, and test excavations at seven sites adequa ely
documents them and no further work car preservation is recommended. Ten sites retair the potentia. to
yield information important for underst coding prehistoric to early historic land use. Fiv: sites of the ten
sites and a portion of s sixth are recomn tended for data recovery. Three of the ten sites an i portions of wo
others are recommended for presetvatic P. The plans for preservation of sites and data re.overy woule be
detailed in a Mitigation Plan prepared fc r DLNR-SHPD review and approval.
ii
0
n
Introduction • 1
Scope of Work 1
Project Area Description 1
Field Methods - 3
Archaeological and Historical Background 3
Historical Documentary Research • 3
Previous Archaeological Work - 8
Project Expectations • 13
Findings - 14
Conclusion - 56
Discussion - 56
Significance Assessments 57
Recommended Treatments 58
References - 59
ILLUSTRATIONS
Figure 1. Project Location Area 2
Figure 2. Project Area Vegetation 4
Figure 3. Project Area Vegetation 4
Figure 4. Ahupua'a Boundaries and Land Commission Awards - 5
Figure 5. Portion of Emerson's Late 1800s Map of Kailua 9
Figure 6. Portion of Undated 1800s Map of Keopu to Ooma 10
Figure 7. Previous Archaeological Work - 11
Figure 8. Site Location Map - 15
Figure 9. Site 5747, Feature A Wall - 17
Figure 10. Site 6432 Wall - 17
Figure 11. Site 23411 Plan Map and 7U-1 North Face Profile 19
Figure 12. Site 23412 Plan Map and TU -2 East Face Profile 20
Figure 13. Site 23413 Plan Map - 21
Figure 14. Site 23413 Pecked Basin- 22
Figure 15. Quarried Stones incorporated into Site 5747, Feature B Wall. 22
iii
ILLUSTRATIONS (Cont.)
Figure 16.
Site 23414 Plan Map 24
Figure 17.
Site 23414, Feature E Quarry - 25
Figure 18.
Site 23414, Feature F Quarry 25
Figure 19.
Site 23414, Feature I Trail - 26
Figure 20.
Site 23415 Caim - 26
Figure 21.
Site 23416 Plan Map and TU-4 North Face Profile • 28
Figure 22.
Site 23417 Plan Map • 29
Figure 23.
Site 23417, Feature A, TU-5 Northeast Face Profile • 31
Figure 24.
Site 23417, Feature F Trail • 31
Figure 25.
Site 23418 Plan Map - 32
Figure 26.
Site 23418 Northern Trail Section • 34
Figure 27.
Site 23418 Southern Trail Section - 34
Figure 28.
Site 23419 Calm - 35
Figure 29.
Site 23420 Caim - 35
Figure 30.
Site 23421 Plan Map • 36
Figure 31.
Site 23421 Trail • 36
Figure 32.
Site 23422 Plan Map - 37
Figure 33.
Site 23422, Feature B Pavement - 38
Figure 34.
Site 23422, Feature B, TU-6 North Face Profile - 38
Figure 35.
Site 23423 Plan Map - 40
Figure 36.
Site 23423 Entrance 1 - 41
Figure 37.
Site 23423, Modem Trash below Entrance 2 • 41
Figure 38.
Site 23423, Feature C Terrace • 43
Figure 39.
Site 23423, Feature F Step • 43
Figure 40.
Site 23423, Feature G Terrace - 44
Figure 41.
Site 23423, Feature L Enclosure - 44
Figure 42.
Site 23423, Feature M Calm - 46
Figure 43.
Site 23423, Feature O Upright - 46
Figure 44.
Site 23424 Plan Map and TU-3 North Face Profile - 48
Figure 45.
Site 23424 Platform - 49
Figure 46.
Site 23425, Feature BU Pahoehoe Excavation 49
Figure 47.
Site 23425, Feature AL Pahoehoe Excavation 53
iv
ILLUSTRATIONS (cont.)
Figure 48. Site 23425, Feature DD Mound 53
Figure 49. Site 23425, Feature CB Mound 54
Figure 50. Site 23425, Feature BL Filled Crack • 54
TABLES
Table 1.
Land Commission Award Claims in O'oma and Kalaoa - 7
Table 2.
Summary of Previous Archaeological Work - 12
Table 3.
Summary of Identified Sites - 16
Table 4.
Summary of Site 23414 Quarries - 23
Table S.
Summary of Site 23425 Agricultural Features - 50
Table 6.
Site Significance and Recommended Treatment - 58
V
This report presents the results of an archaeological inventory survey of TMK: 3-7-3-10:03 lo-
cated in the Land of O'oma 1, North Kona District, Island of Hawaii (Figure 1). The objective of the sur-
vey was to satisfy current historic preservation regulatory review inventory requirements of the Department
of Land and Natural Resources -State Historic Preservation Division (DLNR-SHPD), as contained within
Hawaii Administrative Rules, Title 13, DLNR, Subtitle 13, State Historic Preservation Rules (DLNR
1998).
The survey fieldwork was conducted between May 10-15 and June 29-30, 2002, under the direc-
tion of Dr. Alan Haun. Described in this final report are the project scope of work, field methods, back-
ground information, survey findings, and significance assessments of the sites with recommended further
treatments.
Scope of Work
Based on DLNR-SHPD rules for inventory surveys, the following specific tasks were determined
to constitute an appropriate scope of work for the project:
1. Conduct background review and research of existing archaeological and historical docu-
mentary literature relating to the project area and its immediate vicinity—including ex-
amination of Land Commission Awards, ahupua'a records, historic maps, archival mate-
rials, archaeological reports, and other historical sources;
2. Conduct a high intensity, 100% pedestrian survey coverage of the project area;
3. Conduct detailed recording of all potentially significant sites including scale plan draw-
ings, written descriptions, and photographs, as appropriate;
4. Conduct limited subsurface testing (manual excavation) at selected sites (a) to determine
the presence or absence of potentially significant buried cultural deposits or features, and
(b) to obtain suitable samples for radiocarbon age determination analyses;
5. Analyze background research and field data; and
6. Prepare and submit Final Report.
Project Area Description
The project area consists of a c. 50+acre parcel bounded on the north, west and south by stone
walls, and on the east by an undeveloped parcel. A 2" PVC pipe extends along the inland eastern project
area boundary. A bulldozed road cut breaches the northern stone wall in the northwestern comer and ex-
tends 470 in to the south, exiting the project area through the western wall.. A second road cut originates on
the east side of the first road, extending to the northeast for 180 in where it terminates in an area of level
pahcehoe lava.
The project area is situated on the southwestern slopes of Hualalai Volcano at elevations ranging
from 380 ft to 460 ft. The surface mantle in this area is comprised of Holocene flows which date to between
3,000 to 5,000 years before present (Wolfe and Moms 2001). These flows include both pahoehoe and a'a
lavas which evidence little soil development (Sato et al. 1973). Rainfall in the vicinity of the project area
ranges from 30-40 inches per year (Juvik and Juvik 1998), and the mean average temperature is c. 75 de-
grees F (Armstrong 1983).
Figure 1. Portion of Kailua Quadrangle showing Project Area
19
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19
The vegetation within the parcel is comprised primarily of a dense cover of fountain grass (Penni-
setum setaaceum [Forsk.] Chiov). Scattered taxa include koa haole (Leucaena leucocephala [Lam.] de
Wit), silver oak (Grevillea robusta A. Cunn), kiawe (Prosopis pallida [Numb. And Bonpl. Ex Willd.), noni
(Morinda citrifolia [L.]), lantana (Lantana camara [L.]), air plant (Bryophyllum pinnatum [Lam.] Kurz),
and panini cactus (Opuntia megcantha Salm-Dyck). Examples of the project area vegetation are presented
in Figures 2 and 3.
Field Methods
The project area was subjected a 100% surface examination with surveyors spaced at 10 in inter-
vals. Transects were oriented in a north -south direction The identified sites and features were flagged with
pink and blue flagging tape and their locations plotted on a scaled project area map with the aid of Garmin
Global Positioning System (GPS) III+. Agricultural features within the parcel were subjected to minimal
recording, consisting of recording length, width, height, and shape. Photographs were taken of representa-
tive feature types.
Non-agricultural sites were subjected to detailed recording consisting of the preparation of scaled
plan maps, the completion of Standardized site/feature forms, and photographic documentation- A metal
site tag was placed at each site and the tag's location was plotted on the site plan map.
A large lava tube cave was identified during the study (Site 23423). Two entrances to the cave
were observed during the survey, both consisting of small openings in the surface lava that dropped 7.0 to
10.0 in to the cave floor below. The cave could not examined during the initial survey (May 10-15, 2002)
due to the inaccessibility of the vertical entrances. A crew of three archaeologists led by Dr. Alan Haun
returned to the parcel in June 2002. Fixed ropes and climbing equipment were used to rappel into the cave
so that it could be examined and documented.
Subsurface testing during the survey consisted of excavating six units at six sites. The units were
excavated in arbitrary levels within stratigraphic layers and were terminated on bedrock_ Standardized ex-
cavation records were prepared after the completion of each slratigraphic layer. The soil removed during
excavation was screened through '/." mesh. Portable remains collected were placed in paper bags labeled
with the appropriate provenience information- Recovered charcoal samples were carefully removed from
either in situ locations or collected during the screening process. These samples were deposited in alumi-
num foil pouches and placed in properly labeled paper bags. Following the excavations, a section drawing
depicting the stratigraphy was prepared, post -excavation photographs were taken, and the units were back-
filled. Recovered cultural remains were transported to Haim rt Associates' office for analysis.
ARCHAEOLOGICAL AND HISTORICAL BACKGROUND
Historical Documentary Research
O`oma is literally translated as "concave" (Pukui et al. 1976:171). O`oma ties within the lava -
covered land north of Kailua called Kekaha, which "describes a dry, sun -baked land"(Kelly 1971:2).
O'oma is divided into O`oma I to the north and O`oma 2 to the south (Figure 4).
There is little mention of O`oma in Hawaiian legendary and traditional history. Cordy (1985) and
Henry et al. (1993) summarize the limited references. O`oma is mentioned in legends of two mythical
brothers, Ka -Mild and Maka-`iole (Henry et al. 1993). The legends were published by Hawaiian historians
J. W.H.I. Kibe and John Wise between 1914 and 1917 in the Hawaiian -language newspaper Ka Hoku o
Hawaii. According to Henry et al.:
Kapukalua, the brother of Kapaihilani, and uncle of Ka-Miki ma, was an expert fisher-
man and a priest in the Kohanaiki-0`oma area; his canoes were embraced in the sea -mist
of the ocean gal Apoula. Because of his skills and status, Kapukalua secured Kau-
bionohua, the beautiful fair -skinned chiefess of O`oma, as his wife.
The priest, Puhili, served under Pohaku-o-Kane, father of Ka-Miki and Maka-iole, and
officiated over certain rituals of Kohanailo and O`oma. The lands between Kohanaiki and
O`oma, where the priest dwelt, now bear his name (1993:27-28).
During Kamehameba I's return to Kailua-Kona in 1812, his ship passed the O`omas and fishing
canoes from O`oma approached the ship (Ii 1959). Kau&eaouli, who became Kamehameha III, was raised
in Ooma between 1814 and 1819 by relatives of the high chief Kaikioewa (Kamakau 1961).
Ellis (1963:31) reported the observations of the Reverends Thurston and Bishop during a walk
along the coast north from Kailua in 1823. They described houses along the coast built on lava and small
gardens in the lava where sweet potatoes, watermelon, and tobacco were grown.
During the Mahele, Ooma I and 2, and the adjacent Kalaoa ahupua'a (1-5), became government
land (Indicies 1929: 31, 35). Cordy (1985) suggests that O`oma 1 and 2 were the personal holdings of
Kauikeaouli (Kamehameha III), which he gave to the government, because the lands were not awarded to
other chiefs. The Waihona 'Aina (2000) Mahele Database; which is a compilation of data from the Indices
of Awards (Indices 1929), Native Register (NR ad), Native Testimony (NT n_d), Foreign Register (FR
n.d.) and Foreign Testimony (FT n.d.); lists only one Land Commission Award (LCA) claim for Ooma 2,
LCA 9162, which was not awarded_ Ten individuals claimed sixteen parcels in the Kalaoas, but only two
parcels in Kalaoa 5 were awarded (LCAs 7899 and 7937). Table 1 lists the claimed parcels and the loca-
tions of the awarded parcels are shown on Figure 4.
The limited data on parcel area ranges from 4.8 to 6.0 acres, excluding a 0.81 ac house lot. One
parcel was conveyed in 1841, one in 1843, and one in 1848. Two parcels were given by Kaainoa, and one
each was given by Kaluaomona, Kapaa, and Kamehameha I. Five claimed parcels included houses, one of
which was partially enclosed. Thirty-two cultivated plots (kihapai) are listed for the parcels,, Taro and
sweet potatoes are the only crops mentioned. The two awarded parcels are situated between 1,200 R and
1,400 It elevation and it is probable that the other claims were also for upland parcels. LCA 10523 is de-
scribed as forest land
Henry et al. (1993) quote an 1857 letter by Isaac Davis that documents his inspection of the
King's lands on the Island of Hawaii:
O`oma 1'& 2°d — The best part of these lands have been sold, their [there] remains to the
Govt. the first part, 2[001 or 300 Ac. And the seaward part some 1500 Ac., about 500 of
which is 3d rate land, the balance rocks (1993:35).
Soehren (1985) indicates that the Hawaiian Government began selling land in the vicinity of the
project area in 1852. The parcels ranged from 0.5 to 515 acres with an average of 50 acres. Most of the land
bordering the alaloa inland, which later became the Mamalaboa Highway, at approximately 1,700 ft eleva-
tion, was sold by 1866. A road at approximately 1,100 ft elevation, Alanui Kauila provided access to the
seaward sides of the parcels bordering the alaloa inland. A lower branch of the Alanui Kauila was Alanui
Kama, which subsequently became Ahiahi Street
Henry et al. (1993:36) cite a letter sent to the government land surveyor William D. Alexander in
1888 by thirty-three Hawaiians applying to acquire government lands from O`oma to Harnanamana Tic
request indicated that the applicant's current land holdings were too small for grazing goats because of the
lack of soil. The additional land would enable the applicants to sustain themselves.
I. S. Emerson's 1888 field notes, prepared in conjunction with his survey of the Akahipu`u Section
of North Kona, Hawaii, were reviewed by Henry et al. (1993:37). The notes contain references to two sur-
vey stations in Uoma:
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Station "Naha -10126019"
Land agent Wiiltse set an aht at the southwest comer of Crean 2972, awarded I* fWapa0
and Kama at this poiMt Thee is a point of dispute, as the natives say that the abut is in
Kalaon and not on the'°iwr 'stone boundary alignment) between 01=41• aa3 KahmW
Sm (pages 91 and 92).
Station "ICA-boles-kabi"
Just north of this station is tls: site of famous "am kava" (literally; war cave, parhape a
place of mAW during battles. •. Situated m O'oma 14 the can has a vertical eal rance and
amends for a kmg rlishance to the east and west (pages 137-138).
Figare'S is a portion ofEmerson's map, which depicts the lower forest edge between apprtei-
nudely 900 ft and 1,000 8 elevatieum. _ 1 tune 6 shows the lower forest edge in roughly th a same laQW(m as
the P.masm map_ Figure 5 also show. 1 that much of the area along the upper read cons: sled of a seri is of
lad grants. The project area occupies the western end of Grant 1890 to KauhinL The a me of the gra at is
labeled "varteos laves wob yWAaboa".
Kelly 0971:12) cites missions ry mei later census data that documents a decline in the popeth tion
of North Kota in the 1800s. Kelly (1571:13) also cites selections ticm Bowler's Hawaian Kingdom Di-
rectory for 1880-1881. Named individuals include coffee fnawrs and goat and sheep ssa cher; with of era.
tions m North Korea between Kaloko and Ptutaealmlu. A man named Hutu in Kalaoa is it as it cof-
fee planter who cultivated three ofthe 2 30 acres he owned
Henry et al. (1993:42) cite Jol n W. 1L L Kite's recollections about the Keksh t region beta ten
1870 and the early 1920s. According to Kiha, there were many residents in O`oma in the 1870s, bu: by
1974 none were left Coffer terming an 1 cattle ranching continued area in the 1900s, foll owed by resit len.
IW development beginning in the 1970s
Previous Archaeological F'.esearch
More than 40 archaeological se rvey and excavation projecls have been conduce d in Obmn ; and
the 4aeerd a6upaa'a of 149190& Figrrt 7 shows the locations of the projects and rabk ' summarises the
projects. Not iucluded in the figure or t able is the overview of O'own and Kalaoa arches »logy by Cc rdy
(1985), and the studies by Ching and Ru eadahl (1968) and Roseadahl (1773) that were no t available at the
time of this review.
The surveys in Table 2 cover nt arly 7,000 acnes ideatif*g 454 sites with 4,710 haures. To tid
in reconstructing settlement patterns, few ores were quantified by probable age and fimcdow, and the std les
are ordered by elevation. Traditional iia, vaiian features were categorized as habitation, ag icedpmil, bon isl
(including possible burials), ritual, and tr u7, and rock art features not assignable to these categories w we
categorized as misceDaaeons«lndetetminr te. Traditional sues; m this category include cairn 6 sahlums, fir h -
ponds, and pahoehoe excavatiom flabita'ion sites are bather subdivided into temporary an 3 permanealt::or
studies making this distinction.
Density per acre values are giver: for sites, features, and habitation and agricultural features, O'Ar
all, the studies have identified 53 penum ent habitation features, 355 temporary habitation, 3,591 agric: d-
tural features, 25 burials, 16 ritual feannas, 30 trail segments, 59 aha, and 18 petroglyphr. Two htmdr W
and twea"ne babitation features were t rot categorized by residential permanence. Histor c feames we re
not segregated by function The majority of the historic featwes am ranch walls.
Densiry values for surveys larger than 50 ages do not show any consistent treads b r elevation, a c-
cept for agricultural features, which arc rarely reported below 100 ft elevation Overall feature densi y
ranges from 0.05 to 0.89 features per acre. Habitation feature density ranges from 0.01 to 3 33 features p x
acre with an average of 0.62. Agricultural Feature density surges from 0.03 to 16.67 Nat res per acre with
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an average of 3.06. The highest agricultural feature density comes from the Barrera (1992) study between
1,775 ft and 1,880 ft elevation. Burial and ritual sites are present near the coast with a few reported for sur-
veys between 500 ft and 1,800 ft elevation.
Twenty-eight radiocarbon dates are reported in the studies by Hammatt and Folk (1980), Walker
and Rosendahl (1990b), Thompson and Goodfellow (1992), Walker and Rosendahl (1989), Head and
Rosendahl (1993), McGerty and Spear (2000), and Hann and Henry (2001a). Nearly all of the age determi-
nation results produced multiple age ranges or long single age ranges between the 1600s and 1950. When
all potential ageran�es are examined six ranges span the 1400s, eight include the 1500s, and twenty-two
each include the 15 through 19'b centuries. The results indicate initial use of the area in the 1400s fol-
lowed by a gradual increase during the 15'h century. The most intensive use dates to the 1600s to early his-
toric period
Davis (1977) and Cordy (1985) utilized three environmental zones to characterize settlement pat-
terns in O`oma and the Kalaoas: (a) the Coastal Zone from sea level to 20 ft elevation within 150 ft of the
shoreline, (b) the Barren or Transitional Zone from 20 ft to 430 ft elevation, and (c) the Upland Forest Zone
from 430 ft to 3,400 ft elevation. Permanent and temporary habitation sites are present in the Coastal Zone
along with burials, holua slides, petroglyphs, saltpans, fishponds, refuge caves, and ritual sites including
heiau and shrines. Sites in the Barren Zone primarily consist of trails linking the coast to the inland agricul-
tural fields and temporary habitation sites. Upland Forest Zone sites include permanent and temporary habi-
tations and agricultural features, primarily modified outcrops, mounds, and excavated depressions. Refuge
caves are reported by Walker and Rosendahl (1990b) and Head and Rosendahl (1993). Soehren (1982)
identified a possible heiau and Head and Rosendahl (1993) assigned a ceremonial function to an enclosure
in a lava tube. Petroglyphs and burials have also been identified at upland sites.
Cordy (1985) argues that the prehistoric population of O`oma and the Kalaoas was never more
than about 100 people. He suggests that there were small fishing settlements along the coast, such as those
reported by Ellis (1963) and scattered residences and agricultural fields inland By the 1800s, most settle-
ment was inland
PROJECT EXPECTATIONS
The project area is situated in the upper Barren or Traditional Zone and lower Upland Forest Zone
as defined by Davis (1977) and Cordy (1985). Prehistoric use of the project area is potentially represented
by scattered temporary and permanent habitation sites associated with agricultural features. The agricultural
features consist of informal fields with scattered modified outcrops, mounds, and depressions. Trails link
the inland habitation and agricultural areas with the coast. Refuge caves, burials, and ritual sites are also
potentially present. Chronologically, sites may have been used as early as the 1400s, with the most exten-
sive period of use occurring between the 1600s and early historic period.
In the early to mid -1800s, LCA claims indicate settlement and cultivation inland of the project
area between 1,100 and 1,300 At elevation Taro and sweet potatoes are the only crops specifically men-
tioned in the LCA testimony. By the mid -1800s to early 19Ws, sites associated with ranching and commer-
cial cultivation of coffee are expected. Ranching and agricultural activity would be evidenced by stone
walls, corrals, and scattered habitation sites.
13
The survey identified 17 sites with 186 component features (Figure 8). The sites consist of ten
single feature sites and seven complexes of features. The features consist of 70 pahoehoe excavations, 56
mounds, 12 terraces, eight quarries, seven filled cracks, seven cairns, five walls, four pavements, four trails,
three alignments, two cupboards, two caves, and one each of the following, enclosure, overhang, pecked
basins, platform, U -shape and upright. Functionally, the 186 features are comprised of agriculture (n=133),
temporary habitation (n=24), resource procurement (n=8), marker (n=6), transportation (n=4), livestock
control (n=3), storage (n=2), ceremonial (rr1), refuge (n=3), tool manufacture (n=1) and indeterminate
(n=1). The sites are summarized in Table 3 and are described below.
Subsurface testing was undertaken in six locations during the study. The tested features consist of
two terraces (Site 23416, Feature A and Site 23417, Feature A), a cave (Site 23411), an overhang (Site
23412), a pavement (Site 23422, Feature B), and a platform (Site 23424), The results of these excavations
are incorporated into the following site descriptions.
Site 5747
Site 5747 is a complex of two walls that extend along the northern and western project area
boundaries. This site was previously documented by Walker and Rosendahl (1989). The wall along the
northern boundary (Feature A) delineates the land division between Kalaoa 5's and O'oma 15'' It is built
primarily of stacked pahoehoe basalt cobbles and small boulders with a core -filled interior. Ilemajority of
the wall is relatively intact, although collapsed sections are present. A bulldozed road cut breaches the wall
in the northwest comer of the project area The intact sections of wall range in width at the base from 0.85
to 1.1 in and at the top from 0.55 to 0.75 m (Figure 9). The height of the wall ranges from 0.65 to 1.15 m.
The wall originates 40 m northwest of the northwestern comer of the project area. It extends to the
southeast for 80.0 in where it has been destroyed by bulldozing activity associated with the construction of
a dirt road that extends through the parcel. The wall continues on the southeastern side of the disturbed
area, extending 33.0 m to the southeast. The wall then angles to the east and extends 209.0 in where it exits
the project area Walker and Rosendahl's map of the area indicates that this wall continues in an easterly
direction for c. 1,160 in, at which point it turns to the south.
The Feature B wall is located along the western project area boundary. This wall originates on the
southern side of the Feature A wall and extends to the south for 657.0 m, to where it terminates against the
northern side of the Site 6432 wall (discussed below). The bulldozed road cut discussed above breaches the
Feature B wall as it exits the project area, 135 in north of the southwestern comer of the parcel.
Feature B is primarily of constructed of stacked pahoehoe cobbles and small boulders at the north-
ern end, and a'a cobbles and boulders at the southern end. Broken fine grained basalt cobbles, likely asso-
ciated with the Site 23414 quarries (discussed below), are incorporated into the wall at the southern end
(see Figures 13 and 15 below). Feature B has a core -filled interior and ranges in width at the base from 0.9
to 1.2 m, at the top from 0.55 to 0.7 m, and varies in height from 0.8 to 1.15.
The sections of Site 5747 within the project area are altered and in fair condition. The Feature A
portion of the wall appears to have functioned as a land division marker, though its primary function was
likely to restrict the movement of cattle based on its method of construction and height Feature B is also
interpreted as a livestock control feature based on its height and manner of construction.
Site 6432
Site 6432 is a stone wall located along the southern project area boundary. This wall was initially
documented by Davis (1977) and was noted by Henry et al. (1993) during surveys of seaward parcels. The
wall is situated on the boundary between O'oma I' and 2". The portion of the wall within the current pro-
ject area is 316 m in length, extending from the southern end of the Site 5747, Feature B wall to the east -
14
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Fide 9. Site 5747, Feature A Wall, Griew t® n®athwest
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Site 6432 WaH, view t® south
southeast The wall continues to the east and west out of the project area. The wall within the project area is
built predominately of stacked a'a cobbles and small boulders, ranging in width at the base from 0.9 to 1.2
in, at the top from 0.6 to 0.8 in, and in height from 0.85 to 1.25 in (Figure 10). The portion of the wall
within the parcel is unaltered and in good condition_ Site 6432 is interpreted as a livestock control feature
based on its height and method of construction- Its location on the land division between O'oma I� and 2°d
indicates it also functioned as a boundary wall. The walls of Sites 6432 and 5747 bound the western end of
Grant 1590 to Kauhini that appears on a late 1880s map of the area (see Figure 5) and potentially date to
the late 1800s.
Site 23411
Site 23411 is a small cave located in the southeastern portion of the project area, in an area of un-
even pahoehoe lava. The entrance to the cave faces the south and is 0.85 in wide and 1.02 in in height (Fig-
ure 11). The interior of the cave is roughly oval-shaped, measuring 7.05 in long (east -west) and 1.9 to 3.6
in wide. Several areas of collapsed roof fall are present in the interior. The ceiling height of the cave ranges
from 0.32 to 1.05 in, and there are two skylight openings in the ceiling, one at the western end of the cave,
and one 1.2 in west of the entrance.
The floor is comprised of thin layer of brown soil. No cultural remains were observed, though a
flat pahoehoe slab (0.46 in long, 0.34 in wide and 0.08 in thick) is present 1.6 in northwest of the entrance.
A 0.5 by 0.5 in test unit (TU -1) was excavated adjacent to the slab to the west, revealing a single soil de-
posit over bedrock (see Figure 11). Layer I consisted of 0.04 to 0.06 in of a brown (IOYR 413) silt with 0.5
grams of charcoal present. Site 23411 is interpreted as a temporary habitation shelter based on its formal
type and the presence of subsurface charcoal. The site is unaltered and in good condition.
Site 23412
Site 23412 is a small overhang located in the northern portion of the project area, west of the dirt
road. The overhang is situated within a low pahoehoe lava blister, with an opening along the southern side.
The entrance is 5.25 in long (northeast by southwest) and 1.0 to 1.06 in in height (Figure 12). The interior
of the overhang is 8.3 in in length (northeast by southwest) and 1.55 to 4.05 in in width. The ceiling height
varies from 0.18 to 0.76 in. There is a small oval-shaped opening on top of the lava blister, at the northern
end of the overhang. This opening is 1.08 in long, (northwest by southeast), 0.7 in wide, and 0.52 in deep to
the cave floor.
The floor throughout the majority of the cave is comprised of bare lava with no cultural remains
present. Roof fall is located along the northern wall at the western end A shallow, soil filled crevice is lo-
cated at the eastern end of the overhang. This crevice is 2.7 in long (north -south), 0.34 to 0.8 in wide, and
0.05 in in depth. A sea urchin spine was noted on the surface of the soil within the crevice. A 0.5 by 0.25 in
test unit (TU -2) was excavated into the deposit, revealing a single soil deposit (see Figure 12). Layer I con-
sisted of 0.09 to 0.11m of a brown QOYR 4/3) silt. Cultural remains from Layer I consisted of two frag-
ments of kukui nut shell (0.95 grams) and 0.2 grams of charcoal.
Site 23412 is interpreted as a temporary habitation shelter. This is based on its formal type and the
presence of cultural remains. The site is unaltered and in good condition.
Site 23413
Site 23413 is series of shallow, pecked basins located in the southwestern portion of the parcel,
adjacent to the Site 5747, Feature B wall to the west. There are 13 basins located in an area 6.5 in long
(northeast by southwest) by 2.5 in wide on a level pahoehoe flow (Figure 13). The basins range in size
from 0.2 to 0.5 in long, 0.18 to 0.47 in wide, and 0.02 to 0.06 in in depth. The basin surfaces are irregular
and pock -marked with numerous pecked scars (Figure 14). Numerous fine grained basalt cobbles and small
boulders, which evidence flake scars and battered edges, are scattered throughout the area, to the northeast
and east of the basins. These stones were likely obtained from the Site 23414 quarries located 45.0 in to the
east of Site 23413 (discussed below).
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Fie 15. Fine-grained Basalt kcorporated into Site 5747-B WaR, view to norffi
22
Fine grained basalt cobbles and small boulders are also incorporated into the Site 5747, Feature B
wall (Figure 15). These stones were likely scattered over the surface of the pahoehoe flow and were col-
lected during the construction of the historic livestock wall. The stones are only evident in the wall in the
vicinity of the basins. Site 23413 is interpreted as a potential processing area where stones collected from
the nearby Site 23414 quarries were initially reducodi'shaped, and then transported to an off-site location.
The pecked basins appear to have been created by repeated impacts of the stones onto the surface of the
pahoehoe flow. The basins show no evidence of use for grinding and there are scattered small fragments of
basalt near the basins. Many of the stones are roughly spheroidal in shape and the exterior flake scar edges
appear to have been rounded by battering. It is unclear what the stones were going to be used for. The ba-
salt is fine grained; however, most of the stones have some small internal fissures and cavities indicating
that the stones were not ideally suited for making adzes. The weight of the stones would make them some-
what difficult to transport. Most of the stones are relatively large ranging from 12 to 30 cm in maximum
dimension with a few larger specimens. The site is partially altered and in good condition.
Site 23414
Site 23414 is a complex of eight quarry areas (Features A -H) and a trail (Feature 1), located in the
southwestern portion of the project area, east of Site 24313. The site is situated in an area of weathered a'a
lava, and encompasses an area 60.0 m long (northeast by southwest) and 31.0 m wide (Figure 16). The
quarry areas consist of a'a lava which has been broken to expose the underlying fine grained basalt Frag-
mented fine grained basalt cobbles and small boulders are scattered over the broken a'a outcrops. The quar-
ries range in length from 2.2 to 9.0 m long (averaging 4.92 m long), in width from 1.0 to 4.5 m (averaging
2.35 m wide), and in height from 0.3 to 1.4 m (averaging 0.78 m). The size of the individual quarry features
are presented in Table 4. An example of the Site 23414 quarries is presented in Figures 17 and 18.
Table 4. Summary of Site 23414 Quarry Features
Feature
Design
ation
Length (m)
Width
(m)
Height/
Depth
m
H&A
Field
No.
A
4.00
1.00
0.30
87a
8
3.30
2.20
0.40
86
C
2.20
1.30
0.40
84
D
3.00
1.20
0.30
85
E
5.00
1.32
1.20
119
F 1
9.00 1
4.50
1.30
120a
G 1
4.50 1
3.50
0.80
83a
H 1
7.00 1
3.00
1.40
120b
The Feature I trail originates along the southeastern side of a pahoehoe lava flow, 45 m west of
Site 23413. The trail extends to the southeast for 7.2 in, then angles to the east-northeast for 27.0 m up the
side of the a'a ridge. At the top of the ridge, then trail turns to the southeast and extends downslope for 12.5
m, terminating within the a'a flow. The trail consists of a wom or cleared path through the a'a lava that
ranges in width from 0.8 to 1.2 in (Figure 19).
Site 23414 is interpreted as a resource procurement area, with Features A -H functioning as quarry
pits, and Feature I functioning as a transportation route associated with use of the quarry. Though not of
particularly high quality, the stone is relatively fine grained and was potentially used as a raw material for
the manufacture of stone tools. The initial reduction of the material appears to have occurred at Site 23413.
The site is unaltered and in good condition.
23
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Figwe 18. Site 23414, Feature F Quarzy, view to southeast
25
Site 23416
Site 23415 is a well -constructed stone cairn located 105 in southeast of Site 23414 in an area of
uneven pahoehoe lava. The cairn is oval in shape and is 1.05 in by 0.93 in at the base, 0.95 by 0.75 in at the
top, and 0.55 to in height (Figure 20). It is constructed of weathered pahoehoe slabs and cobbles, with
stacked vertical sides. A small blue rock cobble was noted adjacent to the cairn to the southeast. No cultural
remains were observed on or around the site. Site 23415 is interpreted as a marker based on its form and
construction. The site is unaltered and in good condition.
Site 23416
Site 23416 is a complex of two features located in the southeastern portion of the project area,
75.0 in southeast of Site 23415. The site is situated in an area of uneven pahoehoe lava, and is comprised of
two terraces (Figure 21). Feature A is located at the western end of the site. It consists of a small terrace
constructed on the northern side of a low pahoehoe knoll that is 5.3 in long (northwest by southeast), 3.6 in
wide and 0.82 to 1.1 in in height The terrace has stacked and faced pahcehae cobble and small boulder
retaining walls along the north and west sides that vary in height from 0.4 to 0.5 in in height A possible
step comprised of one to two courses of cobbles and small boulders abuts the northern side of the terrace.
This step is 2.4 in long (west-northwest by east-southeast), 0.85 in wide and 0.22 in in height above the
surrounding ground surface. The surface of the terrace is level but unpaved No cultural remains were noted
on or around the feature.
A 1.0 by 1.0 in test unit (TU4) was excavated in the center of the terrace, revealing a stone archi-
tectural layer (Layer 1) above a soil deposit (Layer 11; see Figure 21). Layer I consisted of 0.3 to 0.35 in of
loosely packed pahoehoe cobbles and small boulders. Cultund remains from Layer I consisted of a single
fragment of cowrie shell (6.65 grams). The base of Layer I rated on the surface of the Layer 11 deposit and
no evidence was found to indicate that Layer I was built during mom than a single construction episode.
Layer Il was comprised of 0.02 to 0.06 in of a very dark brown (IOYR 2/2) silt with no cultural remains
present Feature A is interpreted as a temporary habitation based on its small size (c. 11 sq m), lack of sub-
stantial construction (e.g. faced walls, paving, etc.), and formal type, following Cordy's (1980) definition
for temporary habitation.
Feature B is located 8.5 in east of Feature A. It consists of an irregularly-shaped pahoehoe blister
that is 7.05 in long (northeast by southwest), 3.0 to 4.7 in wide, and 0.42 to 1.1 in in height A two-tiered
terrace has been constructed on top of the blister. The lower terrace has a stacked cobble retaining wall
along the north side that ranges in height from 0.35 to 0.5 in. This portion of the feature is 1.5 to 2.8 in long
(north -south) and 0.45 to 2.2 in wide. The surface is level but unpaved. The opening to a small blister cave
is located adjacent to this tier to the south. The opening to the cave is 0.68 in long (east -west), 0.43 in wide
and 0.6 in deep. The interior is oval-shaped and is 1.4 in long (north -south) and 1.1 in wide. The floor of
the cave is bare lava with no cultural remains present
The upper tier of the terrace abuts the lower tier along its eastern side. A stacked and faced cobble
retaining wall is located along the west side of the terrace, measuring 0.6 in in height above the lower tier.
The surface of this portion of Feature B is 2.3 in long (north -south) and 1.6 in wide, with a level but un-
paved surface. No cultural remains were present. Feature B is also assigned a temporary habitation function
based on its formal type, informal construction, and size (c. 14 sq m). Site 23416 is unaltered and in good
condition.
Site 23417
Site 23417 is a complex of six features located 65.0 in northeast of Site 23415, at the interface
between an a'a lava flow and a pahcehoe flow. The site is comprised of three terraces (Feature A -C), two
cairns (Feature D -E), and a steppingstone trail (Feature F). The features are depicted in Figure 22 and are
described below. The site encompasses an area 24.0 in long (northwest by southeast) and 23.0 in wide. The
site is unaltered and in good condition.
'77
28
79
Feature A is an oval-shaped terrace located at the northern end of the site. A stacked and piled
pahoehoe cobble and small boulder retain wall is located along the southwestern side of the feature. This
wall is 0.7 to 0.95 m in height and is located at the interface between the pahoehoe and a'a lava flows. The
northwest, northeast and southeast sides of the feature are built on the pahoehoe flow. These three sides
range in height from 0.3 to 0.65 in. The ten -ace is 3.1 in long (east -west) and 2.7 in wide with a level but
unpaved surface. No cultural remains were present on or around the feature.
A 1.0 by 1.0 in test unit (TU -5) was excavated into the center of the terrace, revealing a stone ar-
chitectural layer, over bedrock (Figure 23). Layer I consisted of 1.15 to 1.3 in of loosely packed pahoehoe
and a'a cobbles and small boulders. No evidence was found to suggest that Layer I was constructed during
more than a single building episode. Cultural remains from Layer I consisted of one fragment of kukui nut
shell (0.35 grams), crusracea (n=6, 1.85 grams) and charcoal (0.4 grams). Feature A is interpreted as a
temporary habitation feature based on its size (8.4 sq m), type, and informal construction, following
Cordy's (1980) definition for temporary habitation.
The Feature B terrace is located 6.4 in south of Feature A. This terrace is also located at the inter-
face between the pahoehoe and a'a lava flows, with a stacked and piled stone retaining wall located along
the southwestern side. This wall is 0.45 in in height TLe three remaining sides of the terrace are located on
the pahoehoe outcrop and range in height from 0.26 to 0.32 in. The structure is irregularly-shaped and is
3.0 in long (northwest by southeast) and from 0.5 to 1.3 in wide, The surface is level, but unpaved, with no
cultural remains observed. Feature B is also interpreted as a temporary habitation based on its small size
and informal construction.
The Feature C terrace is situated 5.2 in east-northeast of Feature B, on the pahoehoe flow. A low
piled cobble and small boulder retaining wall is located along the southeastern side of the feature, ranging
in height from 0.3 to 0.33 in. The northern side of the structure is 0.18 to 0.22 in in height The terrace is
1.7 in long (northeast by southwest) and 0.8 in wide with a level but unpaved surface. No cultural remains
were noted. This terrace was interpreted as a temporary habitation due to its small size and informal con-
struction.
The Feature D well-built cairn is located 7.15 in south of Feature B. The cairn is constructed on
the pahoehoe flow, and is built of stacked pahoehoe cobbles. It is 0.78 by 0.52 in at the base, 0.48 by 0.6 in
at the top and 0.6 in in height. No cultural remains were present Feature D is interpreted as a marker based
on its formal type and construction.
The Feature E cairn is located 6.1 in south-southwest of Feature D. This cairn is situated on the a'a
flow, adjacent to the pahoehoe flow. It is 0.9 by 0.65 in at the base, 0.7 by 0.4 in at the top, and 0.55 in in
height. No cultural remains were observed Feature E is also interpreted as a marker due to its method of
construction and formal type.
The Feature F steppingstone trail extends across the site in a northwest by southeast direction.
There are three sections of the trail, each extending across the a'a lava, between fingers of the pahoehoe
flow (see Figure 22). The northwestern section is 5.95 in long and is comprised of ten flat pahoehoe slabs
positioned in a linear configuration. The central section is 1.5 in in length and consists of three flat slabs.
The southeastern section is 6.4 in in length and is comprised of 13 slabs. The northwestern section of Fea-
ture F is illustrated in Figure 24. The trail is interpreted as a transportation route potentially associated with
the occupation of Site 23417.
Site 23418
Site 23418 is a trail system located in the south-central portion of the project area, 110.0 In north
of Site 23411 and 105.0 in northeast of Site 23414. The site is comprised of two trail segments that extend
across a rugged a'a flow in an east -west direction, between two pahoehoe flows (Figure 2.5). The trails are
comprised of cleared paths through the a'a that range in width from 0.5 to 1.0 m Each segment also has
several widely spaced flat pahoehoe slabs incorporated into them.
30
32
The northern section of trail originates at the eastern edge of a pah ehce flow, and extends in an
easterly direction across the a'a for 91.0 rn, terminating at the western edge of a second paboehoe flow
(Figure 26). The southern section originates 3.1 in east of the western end of the northern trail. It extends
up a slope for 12.5 in in a southeasterly direction, then angles to the east for 45.0 in terminating at the west -
em edge of the eastern paboehoe flow (Figure 27). Site 23418 is interpreted as a transportation route based
on its formal type.
Site 23419
Site 23419 is a cairn located along the eastern project area boundary, 210 in northeast of Site
23418. The cairn is built on top of a c. 2.0 in high pahoehoe outcrop in an area of uneven pahoehoe lava.
The cairn is 0.5 by 0.55 in at the base, 0.3 by 0.35 m at the top, and 0.59 in in height above the outcrop
(Figure 28). It is constructed of stacked weathered pahoehoe cobbles. No cultural remains were present
Site 23419 is interpreted as a marker based on its shape and method of construction. It is unaltered and in
good condition.
Site 23420
Site 23420 is a cairn located in the north -central portion of the project area, 67.0 in south of the
Site 5747, Feature A wall. The site is located within an area of level pahoehoe. It is stacked pahoehoe cob-
bles, measuring 0.65 by 0.5 m at the base, 0.3 by 0-3 in at the top, and 0.52 in in height (Figure 29). No
cultural remains were found at the site. Site 23420 is interpreted as a marker based on its method of con-
struction and shape. It is unaltered and in good condition.
Site 23421
Site 23421 is a steppingstone trail located in the northwestern portion of the project area The trail
extends across a rugged a'a lava flow between two pahoehoe flows (Figure 30). A bulldozed road is lo-
cated to the west of the trail, but does not appear to have damaged it. No evidence of the trail was observed
on the western side of the road. The trail has an overall length of 42.0 in and is comprised of a series of flat
pahoehoe slabs positioned in a linear alignment (Figure 31). No cultural remains were present Site 23421
is interpreted as a transportation route across the a'a flow. It is unaltered and in good condition_
Site 23422
Site 23422 is a complex of five features located near the western project area boundary, 145 in
south-southwest of Site 23421. The site is situated on a level, grass covered pahcehoe lava flow within an
area of numerous agricultural features. The features are comprised of four pavements (Features A -D) and a
U -shape (Feature E). The features are illustrated in Figure 32 and are described below. The Site 23422
components are unaltered and in good condition.
Feature A is an oval-shaped pavement located at the northern end of the site. It is 3.3 in long
(northwest by southeast), 1.8 to 2.5 in wide, and 0.05 to 0.08 in in height above the lava flow. The surface
of the pavement is level and is comprised of small pahoehoe cobbles with no cultural remains observed.
The Feature B pavement is located 12.0 in southwest of Feature A. This feature is the best constructed
component of the site, consisting of a roughly rectangular -shaped pavement that is 325 in long (northwest
by southeast), 2.75 in wide, and 0.1 to 0.15 m in height (Figure 33). The surface is comprised of level small
pahoehoe cobbles and pebbles with no cultural remains noted.
A 1.0 by 1.0 in test unit (TU -6) was excavated into the center of the pavement, revealing an archi-
tectural layer (Layer 1) over a deposit of soil and stone (Layer II; Figure 34). Layer I consisted of 0.28 to
0.31 in of tightly packed pahoehoe cobbles and pebbles. A single cowrie (0.3 grams) shell fragment was
recovered from Layer I. The base of Layer I intruded into the Layer II and no evidence was found to indi-
cate that Layer I was constructed during more than a single construction episode. Layer II was comprised
of 0.12 to 0.25 in of a very dark brown (IOYR 2/2) silt with 80% cobble and pebble inclusions. Cultural
remains from Layer It consisted of cowrie shell (n=1, 0.2 grams), unidentified marine shell (n=1, 0.8
grams), and charcoal (0.3 grams). The excavation of TU -6 was terminated on bedrock.
33
Figure 26. Site 23418, Northem Trail Section, view to west
Fide 27. Site 23418, So em Trail Section, view to west
Figure 28. Site 23419 Cairn, view to east
Figure 29. Site 23420 Cam, view to north
35
37
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Figure 33. Site 23422, Feature IB Pavement, view t® northwest
Figure 34. Site 23422, Feature D, TU -6, North Face Profile
Feature C is an irregularly-shaped pavement located 10.0 in east-southeast of Feature B. It consists
of a linear pavement of cobbles and pebbles that is 2.5 in long (northeast by southwest), and 0.72 to 0.85 in
wide, with a low wall located at the eastern end. The surface of the pavement is level cobbles and pebbles.
The wall is comprised of stacked cobbles and small boulders, and is 2.65 in long (north -south), 1.2 in wide
and 0.4 to 0.42 in in height The wall may have functioned as a windbreak. No cultural remains were ob-
served at Feature C.
Feature D is a roughly rectangular -shaped pavement located 2.4 in south of Feature C. The pave-
ment is 3.15 in long (north -south), 1.9 to 3.0 in wide and 0.06 to 0.1 in in height The surface is comprised
of level cobbles and pebbles. No cultural remains were present Feature E is a U-shaped enclosure located
3.5 in northeast of Feature C. The U -shape is open to the west and is 4.45 in long (north -south) and 3.25 in
wide. The walls are comprised of stacked and piled pahoehce cobbles and small boulders that vary in width
from 1.02 to 1.22 in and in height from 0.4 to 0.6 m. The interior of the U -shape is comprised of bare pa-
hoehoe lava with no cultural remains present.
Site 23422 is interpreted as a temporary habitation site. This is based on the formal type of the
component features, and the feature's informal construction and small size, following Cordy's (1980) defi-
nition for temporary habitations.
Site 23423
Site 23423 is a large lava tube that extends through the project area in a roughly northeast by
southwest direction (see Figure 8). There are two entrances to the cave within the project area, both con-
sisting of holes in the surface lava that drop vertically into the cave (Figure 35). Entrance I is located 20.5
in southeast of Site 23412. It is oval-shaped and is 2.2 in long (east -west) and 1.8 in wide with a c. 10.0 in
drop to the cave floor below (Figure 36). Entrance 2 is situated 88.0 in west-southwest of Entrance 1. This
opening is 3.5 in long (east -west) and 1.5 in wide with a c. 7.0 in drop to the floor of the cave. A pile of
modern debris is present below Entrance 2, consisting of milled lumber, asphalt shingles and plastic and
glass bottles (Figure 37). It is unclear how this material was deposited as there are no roads or structures in
the immediate area
The portion of the cave within the project area is 370.0 in in length, extending to the northeast and
southwest outside the boundaries of the parcel. The cave ranges in width from 3.95 to 21,0 in and in height
from 2.8 to 10.0 m. Only a small portion of the cave outside the parcel to the southwest was examined.
During the examination of the northeastern portion of the cave, an opening was observed in the distance,
and the survey crew continued outside the parcel a distance of c. 70.0 in to where a large sinkhole was en-
countered (see Figure 8). A massive, c. 2 m thick stacked stone wall extends across the southwestern end of
the sinkhole. The wall only extends approximately 1-1.5 in above the cave floor and probably is an incom-
plete refuge cave entrance. A narrow opening with faced sides is present in the center of the partially
walled cave entrance. The cave continues upslope on the northeastern side of the sinkhole, but was not ex-
amined. This portion of the cave was not documented because it is outside the project area.
Site 23423 consists of the cave and 18 internal features. These features consist of seven terraces
(Features B, C, G, J, N, P and t), three alignments (Features A, D and L), two walls (Features E and K),
two cupboards (Features H and 1), an enclosure (Feature L), a cairn (Feature ND, an upright (Feature O),
and a step (Feature F). The majority of the features are interpreted as temporary habitation -related. The
two cupboards likely functioned as storage features and the cairn may have served as a marker. The upright
(Feature O) may indicate a ceremonial function for at least a portion of the cave. The Feature E wall and
Feature F step are probably related to the possible use of the cave as a refuge. Site 24323 is unaltered and in
good condition.
The following description begins at the southwestern portion of the cave and extends to the north-
east. The cave in this area is 19.0 to 21.0 in in width with ceiling heights that range from 7.0 to 8.5 m Fea-
ture A is a low terrace situated 13.0 in west of Entrance 2, within the main floor of the cave. The terrace is
roughly square-shaped and is 2.9 in long (cast -west) and 2.7 in wide. The surface is level cobbles and slabs
39
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with a single cowrie shell present. The sides of the terrace are constructed of stacked cobbles and small
boulders, ranging in height from 0.35 to 0.6 m.
There are raised ledges above the floor of the main tube on the north and south sides, which range
in height from 2.0 to 2.5 m. The ledges are bare, gently sloping lava. The ledge on the northern side is 2.0
to 8.5 m wide. There is chamber with two entrances that extends to the north in this area. This chamber is
18.5 m long (north -south), 3.5 to 13.5 m wide, and from 0.45 to I.0 m in height. The floor of the chamber
is bare lava with no cultural remains present
Two features are located on this ledge. Feature B is an alignment of flat pahoehoe slabs positioned
one course high and one to two courses wide. The alignment is 12.9 m long (east-northeast by west-
southwest), 0.4 to 0.7 m wide and 0.1 to 0.15 m in height Feature C is a crudely constructed terrace situ-
ated' 5.0 m east of Feature B. It has a stacked cobble and small boulder retaining wall on the southern side
that is 0.15 to 0.45 m in height The surface is level but unpaved and is 12.5 m long (east -west) and 1A to
3.5 m wide (Figure 38). No cultural remains were observed on the surface of Feature C, though a concen-
tration of marine shell is present 6.0 m to the east, at the eastern end of the ledge.
The ledge on the south side of the main tube is 2.0 to 6.8 m wide. There is an alignment situated
along the northern edge of the ledge. Feature D is 17.5 in long (east-northeast by west-southwest) and con-
sists of one to two courses of flat pahoehce slabs. The alignment is 0.4 to 0.7 m wide and 0.1 to 0.3 m in
height. No cultural remains were present.
Feature E is an L-shaped stone wall that extends across the floor of the main tube, 7.0 m east of
Entrance 2. The wall is 6.9 m long (north -south) by 4.2 m (east -west): The wall is 1.2 m wide and is built of
stacked cobbles, small boulders and slabs. It is 1.2 m in height on the western side and 2.7 m in height on
the eastern side. A low chamber extends below the main cave floor beneath the Feature E wall_ The cham-
ber is 27.0 m long (east -west) 7.0 to 11.0 m wide, and 0.4 to 1.15 m in height The floor of the chamber
consists of scattered roof fall with no cultural remains observed. The Feature E wall either functioned as, or
once it was completed was intended to function as a refuge defensive feature. The wall connects the ledges
on either side of the tube forming a barrier nearly 3 m high with an elevated balcony -like area beneath En-
trance 2 that overlooks the lower tube floor to the east. The feature would have partially blocked access to
the western portion of the tube and Entrance 2 and provided cover for defenders of the balcony area and
western reaches of the tube.
Feature F is a well -constructed cairn comprised of thick flat slabs located against the northern side
of the main chamber, below the northern ledge. The step is situated 10.0 m east of Feature E and is com-
prised of five stacked basalt slabs. It is 0.8 m long (east -west), 0.5 m wide, and 0.75 rn in height (Figure
39). This step was used as a means of gaining access to the northern ledge and western reaches of the cave
from the main cave floor to the east
East of Feature F the cave narrows to 4.5 m with a ceiling height of 3.2 m. The floor in this area is
bare lava. A 0.1 m diameter ground scoriaccous basalt abrader was noted 8.0 m east of Feature F. Several
fragments of charcoal were observed on the cave floor 5.0 to east of the abrader. The northern wail of the
cave has collapsed m this area-
The
reaThe cave angles to the northeast on the eastern side of the collapsed area A concentration of ma-
rine shell and charcoal in a 2.0 m diameter area were noted 9.5 m northeast of the surface charcoal. Feature
G is a rectangular terrace constructed against the southeastern wall of the cave, 15.0 m northeast of the
shell and charcoal concentration. The terrace is 3.1 m long (northeast by southwest) and 2.8 m wide (Fig-
ure 40). The north, east and west sides of the terrace have been built up to heights of 0.35 to 0.45 m above
the cave floor. The surface of the terrace is level and paved with cobbles_ Kukui not shells and a fragment
of wood are present on the surface.
Feature H is a possible cupboard located in the center of the cave, 3.5 m northeast of Feature G. It
consists of a flat basalt slab (0.8 m long, 0.6 m wide and 0.25 m thick) positioned on three large cobbles. A
slight depression (0.15 m deep) is located below the slab. Feature I is a second possible cupboard located
42
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4.5 m northeast of Feature H. It is comprised of two small basalt boulders, with a third boulder placed on
top, creating an enclosed internal space. A large opihi shell is present on the top boulder, and cowrie and
sea urchin body fragments are present within the interior. Feature I is 1.3 in long (north -south), 1.2 in wide
and 0.8 in in height The ceiling height of the cave in this area is 5.0 m, and the floor is comprised of bare
lava.
Feature J consists of two adjacent terraces located 9.0 in northeast of Feature I. The first terrace is
built against the southeastem wall of the cave. It is 3.8 in long (northeast by southwest), 1.8 m wide, and
0.3 to 0.45 in in height. The second terrace is situated 1.4 m to the north of the first, in the center of the
tube. It is 3.75 m long, 1.5 in wide and 0.3 to 0.4 m in height. Both terraces are constructed of stacked cob-
bles and small boulders with level but unpaved surfaces. No cultural remains were present at the features
though a pile of kukui nut shells is located 3.5 in to the northeast, and a surface concentration of ash is lo-
cated 6.0 m to the northeast.
Feature K is a low wall located in the center of the cave, 14.0 northeast of Feature J. It is 2.7 in
long (north -south) 0.8 m wide, and 0.7 in in height Feature L is a small enclosure formed by two large ba-
salt slabs and several piled cobbles, located against the northern cave wall 2.0 in north of Feature K (Figure
41). The enclosure is 2.1 in long (northeast by southwest), 1.2 in wide and 0.6 in in height. Kukui nut shells
and a fragment of waterworn coral were noted inside the enclosure. The floor of the interior is bare lava.
Entrance 1 is located above Feature L to the northeast A jumbled pile of roof fall is located below
the opening. Feature M is a cairn built of stacked basalt cobbles and stabs (Figure 42). It is 1.0 in long, 0.8
in wide and 0.8 in in height A fragment of waterworn coral, pieces of wood and several kukui nut shells
were observed on the surface of Feature M. Feature N is a terrace located adjacent to Feature M to the
northeast It is 3.2 in long (northeast by southwest), 1.6 m wide and 0.35 m in height The sides of the ter-
race consist of stacked cobbles and small boulders, and the surface is paved with cobbles. No cultural re-
mains were observed.
Feature O is an upright angular basalt slab located 3.0 in northeast of Feature N. The slab is 1.1 in
tall, 0.29 in wide, and 0.14 in thick and is set in a slight depression (Figure 43). Several small cobbles are
located at the base of the upright, supporting it. A dog mandible, kukui nut shells, a piece of wood, and an
opihi shell were observed on the bare lava floor to the northeast of Feature O.
Feature P is a crude terrace situated 12.5 in northeast of Feature O. It is located against the north-
ern side of the cave and is 2.3 in long (northeast by southwest), 1.2 in wide and 0.45 in in height The sides
are built of stacked and piled cobbles and small boulders and the surface is level, unpaved cobbles. An
opihi shell is present on the surface of Feature P. The ceiling height in this area is c. 4.5 in.
Feature Q is a poorly built terrace located against the north wall of the cave, 10.0 in northeast of
Feature P. It is 1.7 in long (northeast by southwest), 1.5 in wide and 0.32 m in height The surface of the
terrace is level but unpaved and the sides are built of stacked and piled cobbles and small boulders. Kukui
nut shells were observed on the surface of the terrace and a concentration of ash, marine shell, and kukui
nut shells were noted 6.5 in to the east.
The cave continues to the northeast for 27.0 in where a large pile of roof fall partially blocks the
tube. A cluster of wood and bird bones were observed in the roof fall area at the westem end. Stones appear
to have been cleared along the northern side of the roof fall against the northern cave wall, possible repre-
senting a path or had, A fragment of charcoal was observed in this cleared area 11.0 m northeast of the
wood and bird bone.
A second area of roof fall is located 7.5 m to the north. A cleared area is also present along the
northern side of this roof fall. The cave continues to the northeast for 65.0 in to where Feature R is located.
The cave in this area has a bare lava floor and ranges in height from 3.5 to 5.0 in. A fragment of wood is
present in the center of the cave 29.0 m southwest of Feature R Feature R is an L-shaped alignment of
small flat pahoehoe slabs, positioned one course wide and tall. The alignment is 4.8 in long (northeast by
southwest), 2.9 m wide and 0.1 In in height. No cultural remains were present.
45
An area of roof fall is located adjacent to Feature R to the northeast A possible cleared trail ex-
tends along the northern edge of the roof M. Another area of roof fall is situated 17.0 to the northeast with
another possible trail along the northern side. The eastern project area boundary is located in the approxi-
mate center of this roof fall area As stated, the portions of the cave were examined to the northeast but
were not documented due to their location outside the project area This portion of the cave, from the pro-
ject area boundary to the sinkhole opening contained no cultural remains or surface structures, with the
exception of the refuge wall located across the western side of the sinkhole.
Site 23424
Site 23424 is well-built platform located in the southwestern comer of the project area within a
shallow north -south trending gully, c. 5.0 in north of the southern project area boundary wall (Site 6432).
The platform is roughly rectangular in shape and is 1.8 to 3.05 in long (northeast by southwest) and 2.15 to
2.25 in wide (Figure 44 and 45). The sides of the platform are comprised of stacked a'a cobbles and small
boulders that range in height from 0.32 to 0.48 in. The surface is level and is roughly paved with cobbles
and small boulders. No cultural remains were present.
The size of the platform and its well-built nature suggested a possible burial function. A 1.0 by 1.0
in test unit (TU -3) was excavated into the platform to determine its function. The excavation revealed a
stone layer (Layer 1) above a soil deposit (Layer 11; see Figure 44). Layer I consisted of 1.0 to 1.05 in of
tightly packed a'a cobbles and small boulders. No cultural remains were present The base of Layer I rested
on the surface of Layer 11 and no evidence was found to indicate that Layer I was constructed during more
than a single building episode. Layer II was comprised of 0.36 to 0.4 in of a dark brown (IOYR 3/3) alt
loam with 80% cobble inclusions. No cultural remains were present The excavation of TU -3 was termi-
nated on the surface of the a'a lava flow.
Site 23424 is assigned an indeterminate function based to the absence of cultural remains recov-
ered from TU -3. The platform does not appear to represent an agricultural feature due to its well -
constructed nature, and the absence of human remains indicates it is not a burial structure. It is possible that
the structure may have served as a "bridge" across the shallow gully, but no roads or trails are located in
this area The site is unaltered and in good condition.
Site 23425
Site 23425 is a complex of 133 agricultural features. The site is comprised of 70 pahoehce excava-
tions, 56 mounds, and seven filled cracks. The locations of the 133 features are illustrated in Figure 8 and
their physical characteristics are summarized in Table 5. The pahoehce excavations are interpreted as pits
that were created for mulch cultivation of sweet potatoes as described by Handy and Handy (1972). The
mounds and filled cracks are interpreted as clearing features resulting from cultivation of adjacent areas.
No cultural remains were found in association with any of the agricultural features. The Site 23425 compc -
nents are unaltered and in fair condition
The 70 pahoehce excavations are comprised of pahoehoe blisters that have been broken into, with
the stones removed and placed adjacent to the openings They range in length from 0.6 to 7.1 in (averaging
2.45 in long), in width from 0.35 to 5.5 in (averaging 1.46 in wide) and in depth from 0.1 to 0.7 in (averag-
ing 0.34 in deep). The majority of the pahoehoe excavations are irregularly-shaped (n=47). The shape of
the remaining features consist of oval (n=16), circular (n=4) and linear (n=3). Examples of the pahcehoe
excavations within the project area presented in Figure 46 and 47.
The 56 mounds are comprised of informally constructed piled cobble and small boulder features,
built either on soil or low paboehoe outcrops. They vary in length from 1.0 to 6.2 in (averaging 2.51 in
long), in width from 0.6 to 4.4 in (averaging 1.46 m) and in height from 0.12 to 0.9 in (averaging 0.37 m).
Most of the mounds are irregularly-shaped (n=25), with the remaining mounds evidencing shapes which
consist of oval (n=20), linear (n=9) and circular (n=2). Examples of the mounds are presented in Figures 48
and 49.
47
m
Figure 45. Site 23424 Platform, view to southwest
Fide 46. Site 234259 Fer e BU Pahoehoe Excavation, view to soeast
49
Table 5, SummaFy ®F SKs 23425 felgdcuifurrml Femkurw
A
B
C
0
E
F
G
H
I
J
K
L
M
N
O
P
O
R
S
T
U
V
W
X
Y
Z
AA
AB
AC
AD
AE
AF
AG
AH
Al
AJ
AK
AL
AM
AN
AO
AP
AO
AR
AS
Type
Filled crack
Filled crack
Filled crack
Mound
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Filled crack
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Mound
Mound
Mound
Mound
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Mound
Mound
Mound
Mound
Mound
Pahoehoe Excavation
Mound
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Mound
Mound
Length (m) Width (m)
1.2 1.2
1.8 1.3
0.6 0.55
1.7 1.5
1.1 1
6 1.8
2.8 1.7
2.6 1.9
1.7 1.6
2 1.5
2.1 1.1
7 0.9
3.2 1.8
2.8 0.8
1.5 1.4
1 0.8
3.2 1.7
4.7. 2.9
1.3 0.9
3 1.3
2.2 1.2
1.3 0.7
2 0.7
1.4 1.2
1.1 0.8
1.5 1.1
1.5 0.8
1.4 0.7
0.7 0.5
0.6 0.35
1.4 1.2
1.3 0.87
2 1.6
4 1.4
1 0.7
1.5 1.4
1.4 1
1.3 1.1
1.5 1.25
0.75 0.7
5.1 4
5.5 3.2
2.8 1.4
6.2 4.2
5.5 3.1
U
0.3
0.2
0.2
0.3
-0.1
-0.18
-0.31
-0.3
-0.42
-0.4
0.2
-0.19
-0.4
-0.3
-0.2
-0.25
-0.45
0.12
0.5
0.4
-0.15
-0.45
-0.45
-0.3
-0.3
-0.4
-0.3
-02
-0.4
-0.35
-0.35
0.45
0.52
0.39
0.5
0.4
-0.3
0.4
-0.55
-0.39
-0.52
-0.36
0.36
0.74
Shape
Oval
Irregular
Oval
Oval
Oval
Oval
Linear
Oval
�t
Oval
Oval
Linear
Oval
Oval
Oval
Linear
20a
20b
200
19
23b
23a
18c
18d
18a
1Bb
17
18e
16
i5a
15b
15c
29
27
28
58b
58a
58c
59a
59b
55
65b
65c
65d
68a
6Bb
66a
65a
66b
67a
67b
102d
102c
102a
102e
102b
106a
106b
108
107
109a
I
Table 5, Summary ®f Ske 23425 Aggicultu rad Rwitures (cont)
A
AT
AU
AV
AW
AX
AY
AZ
BA
BB
BC
BD
BE
BF
BG
BH
BI
BJ
BK
BL
BM
BN
BO
BP
BO
BR
BS
BT
BU
BV
BW
BX
BY
BZ
CA
CB
CC
CD
CE
CF
CG
CH
CI
CJ
CK
Type
Filled crack
Mound
Pahoehoe Excavation
Pahoehoe Excavation
Pahcehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Mound
Pahoehoe Excavation
Mound
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Mound
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Filled crack
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Mound
Pahoehoe Excavation
Pahoehoe Excavation
Mound
Mound
Mound
Mound
Mound
Pahoehoe Excavation
Pahoehoe Excavation
Mound
Pahoehoe Excavation
Pahoehoe Excavation
Mound
Length (m) Width (m)
1.2 1.2
3.9 2.6
4.8 1.6
3 1.1
1.3 1.1
2.5 1.1
1.2 0.7
5.4 4.4
0.9 N2.3
5.7
3.3 2.3 1.3 1.6 0.9
2.3 1.2
2.4 1.3
1 0.6
1 0.6
2.1 1.4
4 3
7 5.5
3.3 1.1
3.2 2.4
2.5 2.2
1.3 1.3
1.5 1.4
1.1 1
1.8 1.2
0.9 0.9
12 1
2.6 1.8
2.5 1.8
3.2 2.8
2 1.3
2.3 1.1
4.6 1.5
1.4 1.2
4.4 1.3
2.9 1.3
3.2 1.9
1.5 0.7
1.5 1.32
1.1 0.8
1.1 0.9
51
0.3
0.3
-0.45
-02
-0.15
-0.35
-0.25
0.45
-0.44
0.67
-0.33
-0.3
__-0 _15
0.7
-0.3
-0.35
-0.2
-0.25
0.19
-0.7
-0.55
-0.3
-0.6
-0.3
-0.3
-0.35
-0.25
-0.4
-0.22
-0.3
0.27
-0.45
0.33
0.12
0.22
0.17
0.42
-0.28
-0.32
0.25
-0.4
:6 _25
0.2
Shape
Irregular
Irregular
Irregular
Irregular
Irregular
Irregular
Circular
Irregular
Circular
Lin;r
Irregular
Irregular
Irregular
Oval
Irregular
Irregular
Irregular
Oval
Irregular
Irregular
Circular
Irregular
Oval
Irregular
Irregular
Circular
Oval
rregular
;regular
Oval
;regular
rregular
Linear
Tegular
Linear
Oval
Tegular
Oval
regular
regular
Oval
20a
109b
101b
1010
101a
101d
110
110b
11 oc
110d
11 o
112a
112b
1120
112d
112e
1121'
112g
113
124
1140
1150
115b
92
93
1030
103b
103a
100
73
75
76
71
74
77
51a
51b
49
48
47
50
52
21a
21b
21c
Table a. Summary of Site 23425 Agricultural Features (cont)
A
CL
CM
CN
CO
CP
CQ
CR
CS
CT
CU
Cv
CW
CX
CY
CZ
DA
DB
DC
DD
DE
DF
DG
DH
DI
DJ
DK
DL
DM
DN
DO
DP
DQ
DR
DS
DT
DU
Dv
DW
DX
DY
DZ
EA
EB
EC
Type
Filled crack
Pahoehoe Excavation
Mound
Pahoehoe Excavation
Mound
Mound
Mound
Mound
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Fxcavation
Pahoehoe Excavation
Pahoehoe Excavation
Pahoehoe Excavation
Mound
Mound
Pahoehoe Excavation
Mound
Mound
Mound
Mound
Mound
Mound
Mound
Mound
Mound
Mound
Mound
Mound
Mound
Mound
Filled crack
Pahoehoe Excavation
Pahoehoe Excavation
Filled crack
Mound
Mound
Mound
Mound
Mound
Mound
Mound
Mound
Mound
Mound
Length (m)
Width (m)
DeHeigh
1.2
1.2
0.3
6.6
3.8
-0.27
3.6
2.5
0.34
3.8
2.2
-0.52
1.2
1.2
0.13
1.2
0.9
0.52
3.7
0.7
0.25
2
0.9
0.26
1.6
0.9
-0.35
1.8
1.1
-0.6
7.1
1.1
-0.6-
3.2
2.1
-0.2
32
2.1
-0.3
1.2
0.6
-0.6
1.21
0.9
0.35
2.5
1.3
0.26
1.8
1.3
-0.43
2.8
1.7
0:3
1.8
1.3
0.25
2
2
O.6;-
1.5
0.9
0.32
4.1
1.8
0.36
3.5
3
0.9-
32
1
0.32
1.9
1.8
0.2
1
0.8
0.32
1.1
1
0.3
1
0.7
025
1.8
0.7
0.17
1
0.7
0.34
1
0.7
025
2.4
1.1
0.4
1.6
1.1
-0.25
2.5
1.1
-0.3
1.4
0.5
0.4
2.5
2
0.25
1.6
1.4
0.6
5.1
0.6
0.25
1.3
1
0.15
1.7
0.8
0.3
1.5
1
0.32
4.5
1.6
0.62
2.2
1.3
0.35
1.4 1 1 1 0.35
52
Shape
Circular
Oval
Linear
Oval
Irregular
Linear
Irregular
Linear
Oval
Oval
Linear
Oval
Oval
Circular
LLTr]
Linear
Oval
Oval
Oval
Oval
Linear
Irregular
Oval
Irregular
Field
20a
31a
30
31b
32a
32b
33a
33b
7c
7b
114b
14a
13
11a
11b
9
33c
33d
8
114b
6
5
4
34a
3415
3
37a
38
37b
39
2
90
91
89a
89b
88
117
118
79a
80
82
81a
81c
63
64
Figure 47. Site 23425, Feature AL Pahoehoe Excavation, view to west
Figure 48. Sfte 23425, Feature DD Momd, view to norffi
53
.4 £ t
f j
� .�IV
�. � � ► � � � �i it � 3`4 � �'ir � >s',r�ei' s
q vvS`•� �F`� {�t Kms_ F_
x ra' S �f
s ,r. � ��' �. ^i���{ $iy i i• s}.. nSr `a �fi '4r r �..
`s zZ e
l L.,.�- �f • <. v 4. � b7 "fib ),'int. -� '`�' '"J r � � ^. � —`�`='� �- . -�` '£=
uy
old'• a
J!'r�� e•,��,al• ''+s��l�`s*I s - a5r �] .+.. � -
�tV' jYri,
—14 tea,.
. '€�"_.• ,�.�� c�+'$': Xis � . � � _ `��,..�� �,�'' .. � 'E`_:�. ,a3 'Y _ _
Figure 49. Site 23425, Feature CB Mound, view to North
RAS"rs S� ,3•a�'�` � �; a i § -
�p
10. a-
�t
Fire 50. Site 23425, Feature BL Fined Crack, view to s®uth
The seven filled cracks are comprised of irregularly-shaped natural fissures m pahoehoe lava
flows that have been filled with piled cobbles and small boulders. These features vary in length 0.6 to 2.4 to
(averaging 1.62 m long), in width from 0.5 to 1.4 m (averaging 1.0 m wide) and in height from 0.19 to 0.4
m (averaging 0.27 m). An example of a Site 23425 filled crack is presented in Figure 50.
55
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Feb -25-2004 09:46am From- f-005 P.OR1010 F-019
CONCLUSION
Discussion
The identified abes and fn mum confer n to the traditional Hawaiian sWffet uee.types ex xeted in
the Barren or Transitions] Zone an d the Upland Forest Zone (Davis 1977,Cordy 19 M based au previons
archaeological warts and historic d mw)cn
unY rt;satch- AseeWvcM4agricntnnal fa Lues, nails, and tem-
PmarY habitation sites were ithsom led. In addition, a refuge cave and stone qumryhB and proses ting fea-
tras wase recorded The wide vara ty of feahre types m the Prejea area is atypical a rthe Batten c r Maush
tioml Zone, and rosy indicate that its inland limit was seawsrd of the project area below the 400 ft ekva-
tion in o`oma. Also, an, expeetal, h ktorio rou dos consist of Troch walls.
The babitadon sites comsiit of caves, an overhang and small, mmftmntial surface arc tiuectu e
consisting of terraces and pavanes ts. The agriadtuml fun= c0E4XiVV more than 70% of the i, bmtif od
featntes and monde mfamal Saks with scattered mounds and toccavaeed deptessons. The agricolloral
features are concentrated in a lmea r land dwough the north -central portion of that pr sjea area WA tes4-
11Mumy indicates that mm and sweet Poun sea were cultivated a short distance inland of the project a ca. Ms -
toric agricultural activity fn the was probably included goat and attic moching.
Sweet potatoes were probal ly the pdma'y" gmmw in the Area Handy and : sandy (1972:::04105)
describe the seasonal coNvatlon of v vat potatoes in arid, lava.00vered areas of Hawaii. rhe ealtivadc a used a
mvlkxe ofsrgaes, gravel, and mulch. The mulch was ode with weeds and grana, which were plied k m=va.
tions In the lava several months bah ere ou ltMt on. Cultivation began with the oruset of the winter m las. Pre.
rooted aa1410 were used for Planet IS. Mar the Cuttings bagm to grow, the mulch ad gavel nun we was
stirred with a stick to promote the do slopuoent oft bar& Mulch and aurin were pedodk ally added to the plots
to furdw eacomage growth. After a: nonth or so, the tubas were thinned by hand. The f mailer tubers were to-
moved to permit the larger wen to f ally develop. Using this labor inteasive method, suitable crops v cre pro-
duced in a few mouths.
Five trail segments were v kutidied at far sites. All are pedestrian paths di stmguished t Y line&
strips cleared of larger stases across Wa lava flows_ Flat paboehoe slab stepping stone:; aro wMenery rly used
at two of the sites (23421 and 23417) suggesting these trails were $equentiy used a d maintains All of
the troll segments ata oriented in of Boland -seaward direction. The trail routes undoubtedly coq& ued be-
yond the recorded segments across the surrotmdimg paboehoe lava where no visible eau of the t ails re.
mains.
The tools at Site 23421, 23 418, and 23414 all appear to be part of separate t aril routes be arae of
their mi utsdon and spatial separati m. The trail at Site 234I4 is bterpreted as being mociated wi th quar-
rying activbly at that tile. The Site 2 3418 ratl segments consist of a single ttafl at the seaward end dud di-
vides into two branches inland This pattern near the boundary of the Barren and Uplai rd Forest Zor as m4i-
cates multiple destinations for mien f ravel beyond this point, as would be expected because of d is more
diverse use of the Upload Zone. Th- Site 23417 trail segment is the only ane directly associated M fth sur-
faes tampmary habitation features. 1 his well made rail segment potentially connected to the trail su grmemts
at Site 23418, or Site 23414. Altera Lively, the rail may represent a separate un elate, I trml torte b aced on
the extensive use of steppingstones c ompared to the mail segments at the other two site d
Oveaall, the Pattern of tai s suggests that multiple Inland seaward transpos tabon routes existed
within Obma 1, at least between 3 t0 ft and 460 ft elevation. If there was a single : min inland -t eaward
routs across the Barren Zane to the roast in the ahupua'a, thea it must have begun bus aching into to r multi-
ple routes at a lower elevation. Alter tatively, the pattem may indiate that there were t aultiple mutt s to the
coast from the uplands.
The gwmy site (23414) ani nearby stune mamrfachaing site (23413) are pAerdially be :elated.
Site 23414 may be the source for d e large modified stones at Site 23413 and foss wanted into 1 be Site
5747 ranch wall. These roughly spb eroidal fine-grained basalt cobbles and small bot Iders potemti; ally are
9 56
Feb -25-2004 09:40am From- 1^005 P. 001/010 F-019
hammastones that were used as sledl F hammers to make pahoehoe excavations. The w fight and sire of the
stones are comparable to waterworn Inu merstones interprated to be sledge hatmnet:: by Dye (20 02) at
Malh3i'owali and Yah'o 2. Dye's I roject area was less than 1.5 kilomdas fmm the coast wbee a gobble
t boadbZ3 were 60 presumed source fe r the stows. The anent projed area is more that t 3 ldlmaet L, Om
the coast and this geeaar distance ma y have been su6uieat to justify quarrying and As ft hammestames
for we in the vkkity.
The Site 23423 hft tube is i a loW deep Who with luaitod access withun the par rjea area. Be th eco-
ttanca in the projox arses are skyligft s in tine cave oefilog with vortical drops of 7 m to 10 in from th a sur-
face to the tube Ikea: Access from cit her skylight would necessitate tba use ofropas or long ladders; how-
ever, the tube usm be readily accessal through a collapsed sinkhole a shoat distance inland of the p.•ojea
area. Tbee we »ous strudmal a odiaptions of the aft fn &a vicinity of the akylghls includnt g ter-
races, atignm ads, and an enclosure th at were probably used for steeping or other habiu son-relatrd m mivi-
ties. The presence of ash and charcoal dons, ,htW nut sbell, bud bone, and in aloe shell Ina Berate
that the site ft a built fres for lu at, Ifgbt, and probably cooling.
A hags w gk stare (Panum O) below one skylfgbt (lindane 1) is very h7oel,� r a pakxbr a Kure
shrive (Kirch 1985262) where offerin gni were left. A nearby CUM with a decoyed piece •>f wood aft sling
Roar its upper surface (Fptme hO ca dd be a second ritual fcahre if it supported won ka idol. AM wgh
not normally considered to be an afire dig, a piece of waterworn octal was present on I natant M an I an-
other piece was natal in the nearby an olostue, Feature L. In addition to shelter and tura, the raft wa i on-
douMedly used fat collecting water. T he tube was mostly dry at the time of the survey; but several : amps
were ps+esert and dosing wetter time+ a; the year there are probably nwny mora
Although never oompkaed, ft a inland anaance to the tube wax partially Ovalle f to fimcdon as a
"w& Interior mod Ecabooe below the seaward skylight (Entrance 2) inchadmi: a will and step •+vera
pm4rbly also related to the planned rel up fiwction The wall sad adjacent hxlges in the tube walls in on a
barrier to access Brit the inland and of the cave to portions oftho cave below and beym: the semward sky.
ligbt. The step provided access ib a nar, ow, poeodally defensible ledge that provides ace ass to the sur vend
reaches of the tube.
Significance Assessments
Pursuain to DIM (1998) Chapter 275-6 (di), the initial significance assessment i provided he rein
M not Sial mail co mon recce from the DLM has been obtaioed. Sites ideasiiied and rel mooted during the
survey are assessed Sr significance ba sed on rhe croork ondwed in the Rules Cwvesnu g Ptooakme: for
Historic Preservation Review (DLNR V 198: Chap 275). According to these rules, a sive mean possess io m%
rity of location, design, wftkW, materids, wodmranshfp, feeling, and association and s=U meet our: or
more of the following criteria:
I. Criterion we. Be associated wi th events that have made an important conutbutic o to the
broad patterns of our history;
2. Criterion "b". Be associated wfl h the lives ofpetsous important in our past;
3_ Criterion "e. Embody the distinctive characteristics of a type, period, or method of
construction; represent the wort: of master, or possess high artistic value;
4_ Criterion "d". Have yielded, of is likely to yield, information important for rase arch on
Prey or history; end
5. Criterion V% Have an fmpotat t traditional cultural value to the native Hawaiian people
or to another ethnic group of tl a state due to associations with traditional culbz.d prao-
does once carried out, or still ea tried out; at the property or due to association wil h tradi-
57
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Feb -25-2004 09:46am From -
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tional beliefs, events or ora 1 accounts—the" assoc xcions being important to we gaup°s
history auud cultural ideuftL
Based an the above criteria, all sevaonem sites we assessed as significant until r Criterion -d- (7'o-
We 0 important far uoadastandmg pribistork tc historic laa3 main
pojed anew Sites 23413, 23414, 23 417, 23421, and the seaward end of 23423 are alwr assessed as sigoirt.
cant under C itriioa %b boom= the y are good site type exsu p1m The seaward end cf 23423 is addWou-
ally assesaed as aWkScmt odder Criterion Oe because of the presence of a probable s zine, which bas tra-
ditional cultural value to the move A awanan people.
Table G. Site Significance and Recommended Tnmftnmf
WIND
Type
Fum:WM
Cdbda
n eallmem
5747
Complex
Livestockti
Contro6932
d
Dam Recovery
Wall
Livestock
d
NFW
23411
Cave
Temporary
Habltationd
Dat; iRecovery
23412
Overhang
Temporaryd
Habitation
Data Recovery
23413
Pecked
basins
Tool
Manufactum
d, c
Preservation
23414
Complex
Resource
Procurement/
d, c
DM R o very
& Pr nervation
Tionsporlation
23415
Calm
Marker
d
Nr=W
23416
Complex
emphorm
HabttioTemporary
d
Date Recovery
23417
Complex
HabdatiorV /
MarkerT
d, c
Pre servation
23418
Trail
Transportation
d
NFW
23419
Calm
Marker
d
YFW
23420
Calm
Marker
d
VFW
23421
Trail
Transportation
d, c
Preservation
23422
Complex
Temporaryu
d
Data Recovery
Temporary
23423
Complex
Ha Ref-
d, c, a
Pret�ervation
gelftragel
Ceremonial
23424
Platform
Indeterminate
d
IJFW
23425
Complex
Agr= tore
d
IIFlN
N 58
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Fab -25®2004 09:47am From -
,J
Recommended Treatments
r-005 P.00U010 F-019
The mapping, written det-criptions, photography, and test excavations at seven sites adNuately
documents them and no further work or preservation Is recommended (see Table E. Ten sites r:tain the
potential to yield information impertam for understanding prehistoric to early historic land use_ Sh es 5747,
23411, 23412, 23416 and 23422 Ere recommended for data recovery. Sites 23413, 23417 and 2:1421 are
recommended for preservation.
A combination of data recovery (Features C, B. G, and 14) and preservation Features A, i), E and
F) is recommended for Site 23414. The seaward c. 118 m (388 ft) portion of Site 23423 is recon mended
for preservation. The remaining, in land portion of the site extends across the project ; rea beyond tf to inland
property boundary. The depth beta N surface of this inland portion of the cave may be sufficient to protect it
film planned development of the 19round surface above the cave and no further war c is reeomme aded for
this portion. if surface eonstructia i activity exposes the cave interior, then the cave will be scale i to pre-
vem unauthorized access. The spa4fie plans for preservation of sites and data recmvmy would be detailed
in a Mitigation Plan prepared for D C.NR-SHP17 review and approval.
59
Feb -25-2004 09:47am From -
T -005 P. 004/010 F-019
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Rwendahl, M.
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63
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Ken World, Inc.
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Vey
64
Harry Klin
mora.
August 4, 2003
William L. Moore
William L. Moore Planning
159 Halai Street
Hilo, HI 96720
Dear Mr. Moore:
4oJMtY OF hgk1
t� 4y
e% ;t
9Fl DI •H'�
avunftr of (nfVaTT
PLANNING DEPARTMENT
101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720-3043
(808)961-8288 . Fax(808)961-8742
REVISED TENTATIVE APPROVAL
NEW SUBDIVIDER/OWNER: WESTPRO DEVELOPMENT, INC.
(Former Subdividers Hawaii Agribusiness LLC, et al.)
Proposed Subdivision of Lot 13-A,
Being a portion of Grant 5472
Into Lots 1 to 4, Inclusive and Roadway Lot 5
Kalaoa 5th, North Kona, Island of Hawaii, Hawaii
TMK: 7-3-010:003 (SUB 2002-0051)
Christopher J. Yuen
nr"'rm
Roy R. Takem®to
Dryurn Dir cher
Please be informed that Revised Tentative Approval of the revised preliminary plat map dated June 16,
2003, is hereby granted with modifications and conditions. The previous Tentative Approval letter of
April 1, 2003, is hereby Null and Void.
We have expedited the approval of this revised preliminary plat map without further agency review for the
following reasons: 1) the change from the previous preliminary plat map is a reduction in the number of lots
from nine to four; 2) rather than a cul-de-sac as shown on the previous preliminary plat map, the proposed
roadway lot extends and stubs out to the southern boundary in accordance with the Department of Public
Works' comments on the previous preliminary plat map dated August 21, 2002; and 3) the current
subdivider intends to develop the property as an affordable housing project which we wish to support by
keeping review times to a minimum.
The subdivider is now authorized to prepare detailed drawings of the subdivision plan in accordance with
Chapter 23, Subdivision Control Code, County of Hawaii, as modified. Before final approval can be
granted, the following conditions must be met:
�1
EXHIBIT
AG 0 5 2003
William L. Moore
William L. Moore Planning
Page 2
August 4, 2003
1) Water system
a) Provide a water system meeting with the approval of the Department of Water Supply.
b) Submit water system construction plans for approval by affected agencies.
c) Pay installation and facilities charges as required by the Department of Water Supply.
2) Drainage
a) Identify all watercourses and drainage ways and designate areas within as "approximate areas of
flood inundation."
b) Additional storm runoff due to development shall be disposed within the subdivision and shall not
be discharged onto adjacent properties or roadways. For planned drywells, satisfy Department of
Health (DOH) drywell requirements, including issuance of an underground injection control (UIC)
permit to the subdivider.
3) Access and roadway improvements
a) The alignment of the proposed roadway lot shall be coordinated with the planned Kakahiaka Street
Extension located on the adjoining lot to the north (TMK: 7-3-10:27).
b) Roadway design/layout including allowable street grades and minimum curve radii shall conform to
the standards of the code.
c) For the proposed roadway lot, construct 20 -ft. wide agricultural pavement within a minimum 50 -ft.
width right-of-way conforming to Standard Detail R-39. Where grades are 8% or greater, the
roadway section shall be paved per Standard Detail R-34.
d) Based on desirable block size standards for residential developments set forth in the Subdivision
Code §23-29(c), and to anticipate mauka-makai connectivity to existing stubouts in the region,
consider upon any rezoning application to higher density or further resubdivision a 50' wide street
right-of-way reserve in the vicinity along the southern boundaries of proposed Lots 3 and 4.
e) Install streetlights/signs/pavement markings as required by the Traffic Division, Department of
Public Works.
f) Show the name of the proposed roadway lot on the final plat map as Kakahiaka Street and install
appropriate street name signs meeting the requirements of the Department of Public Works.
g) Submit construction plans and drainage report for review and comment.
4) Property tax certification. Submit written proof that all taxes and assessments on the property are paid
to date.
5) Surveyor's certification. Place property markers in accordance with the final plat map. Surveyor shall
submit certification upon completion.
6) Final plat map. Submit ten (10) copies of the final plat map prepared inconformity with Chapter 23,
Subdivisions, within one year from the date of revised tentative approval, on or before August 4, 2004.
If not, revised tentative approval to the revised preliminary plat map shall be deemed null and void.
Only upon written request from the subdivider and for a good cause can a time extension be granted,
provided it is submitted forty-five (45) days before the expiration of said period of one year. As part of
final plat map submittal, the Planning Director requests an additional copy of the final plat map be
submitted as a ".dwg" or ".dxf' diskette file prepared by CAD software.
William L. Moore
William L. Moore Planning
Page 3
August 4, 2003
7) Time limit. Subdivider shall complete all requirements specified as conditions for revised tentative
approval of the revised preliminary plat map within three (3) years of said revised tentative approval, on
or before August 4, 2006. An extension of not more than two (2) years may be granted by the director
upon timely request of the subdivider.
Please be aware that if at any time during the fulfillment of the foregoing conditions, should concerns
emerge such as environmental problems or other problems which were earlier overlooked or not
anticipated/accounted for in data/reports available to date, this could be sufficient cause to immediately
cease and desist from further activities on the proposed subdivision, pending resolution of the problems.
The Planning Director shall confer with the listed officers to resolve the problems and notify you
accordingly.
No final approval for recordation shall be granted until all the above conditions have been met.
Land shall not be offered for sale, lease or rent until final approval for recordation of the subdivision.
Should you have any questions, please feel free to contact Ed Cheplic of this department.
Sincerely, _
CHRISTOPHER=J. YUEN
Planning Director
RRT:Inm
P: IWP601SUBE)MDocumentslSubc2003-3120020051 WestproREVTA.doc
Enc.- Rev. PPM (06-16-03)
xc: Manager, DWS w/Rev. PPM
Director, DPW w/Rev. PPM
District Environmental Health Program Chief, DOH w/Rev. PPM
District Engineer, DOT w/Rev. PPM
DPW-ENG-KONA w/Rev. PPM
Director, DEM w/Rev. PPM
State-DLNR/Historic Preservation Division (Kona) w/Rev. PPM
Bill Brooks, Westpro Development, Inc.
Peter H. Souza, Jr., LPLS, Ilima Surveying, LLC
BOTANICAL SURVEY
LOKAHI KAU DEVELOPMENT
NORTH KONA DISTRICT, HAWAI'I
by
Winona P. Char
CHAR & ASSOCIATES
Botanical Consultants
Honolulu. Hawai'i
Prepared for: WESTPRO DEVELOPMENT, INC.
August 2003
BOTANICAL SURVEY
LOKAHI KAU DEVELOPMENT
NORTH KONA DISTRICT, HAWAII
INTRODUCTION
The approximately 50 -acre, rectangular -shaped Lokahi Kau parcel
is located on the lower slopes of Hualalai above Keahole Airport.
The elevational range is from 370 feet along the south boundary to
450 feet above mean sea level near the northeast corner. Rock walls
mark the perimeter of the property, except on the east (mauka)
side where a pvc pipe follows along the property line.
Substrate on the site is primarily weathered, broken pahoehoe lava
of the Hualalai series, but a large ridge of 'a'a lava is found on
the south half of the property. Annual rainfall is about 20 inches
or less. On the pahoehoe flows, the vegetation consists of dense
fountain grass grassland with low thickets of koa haole or ekoa in
swale areas. The 'a'a flow is sparsely vegetated, but most of the
native species tend to occur on this substrate type.
Field studies to assess the botanical resources on the f50 -acre
parcel were conducted on 14 August 2003 by a team of two botanists.
The primary objectives of the field studies were to:
1) prepare a general description of the vegetation on the site;
2) inventory the flora;
3) search for threatened and endangered species as well as species
of concern; and
4) identify areas of potential environmental problems or concerns
and propose appropriate mitigation measures.
SURVEY METHODS
Prior to the field studies, a search was made of the pertinent
literature to familiarize the principal investigator with other
botanical studies conducted in the general area. Topographic maps
(1" = 40') and a colored aerial photograph were examined to
determine vegetation cover patterns, terrain characteristics,
access, boundaries, and reference points.
A walk-through survey method was used. Notes were made on plant
associations and distribution, substrate types, disturbances,
topography, exposure, drainage, etc. Plant identifications were
made in the field; plants which could not be positively identified
were collected for later determination in the herbarium, and for
comparison with the recent taxonomic literature. The 'a'a flow
and scattered rocky outcroppings were surveyed more intensively
as rare plants were more likely to be associated with these types
of substrate.
DESCRIPTION OF THE VEGETATION
An inventory of all the plants observed on the project site is
presented in the checklist at the end of the report.
Throughout most of the property, fountain grass (Pennsietum
setaceum) forms a dense cover, 2 to 3 ft. tall, over the broken
pahoehoe substrate. Scattered through this fountain grass grassland
are shrubs of Christmas berry (Schinus terebinthifolius), noni
(Morinda citrifolia), koa haole (Leucaena leucocephala), lantana
(Lantana camara), and the native caper or maiapilo (Capparis
sandwicensis). In low lying areas, koa haole shrubs form extensive
thickets, 4 to 7 ft. tall. Smaller shrubs or subshrubs found here
include 'ilima (Sides fallax), indigo (Indigofera suffruticosa),
2
and 'uhaloa (Waltheria indica). About half a dozen, widely scattered
silkoak trees (Grevillea robusta) are found around the perimeter of
the property. The north half of the property closer to the Kona
Palisades subdivision has been burned in the past. A few bulldozed
roads are also found here.
On the areas with 'a'a substrate, vegetation cover generally tends
to be sparse. In some places along the margins of the large 'a'a
flow, however, 'a'ali'i shrubs (Dodonaea viscosa) are locally
common. Other native species associated with the flow and scattered
rocky outcroppings include 'alahe'e (Psydrax odorata), maiapilo,
naio (Myoporum sandwicense), huehue (Cocculus trilobus), and lama
(Diospyros sandwicensis). Introduced species such as fountain grass
and Natal redtop grass (Ielinis repens) occur here in scattered,
small clumps. Sourbush shrubs (Pluchea carolinensis) as well as
hairy swordfern (Nephrolepis multiflora) form small patches in
pockets of thin soil on the 'a'a flow.
DISCUSSION AND
The vegetation on the project site is dominated by the introduced
fountain grass and koa haole. Native plants tend to be associated
with the 'a'a and rocky outcroppings. Some areas on the north half
of the property have been burned in the past as well as bulldozed.
A total of 28 plant species were inventoried on the ±50 -acre Lokahi
Kau project site. Of these, 17 (61%) are introduced species.
Introduced or alien species are all those plants brought to the
Hawaiian Islands by humans, intentionally or accidentally, after
Western contact, that is, Cooks arrival in the islands in 1778.
Native species numbered 10. Of these, eight (8) are indigenous,
i.e., native to the Hawaiian Islands and elsewhere and two (2)
are endemic, i.e., native only to the Hawaiian Islands. The endemic
91
species are maiapilo and lama. One species, the noni, is originally
of Polynesian introduction.
An intensive search was made of the project site as endangered
species are known from the adjacent Pu'uhonua Estates subdivision
(Linney and Char 1988). One small tree of the endangered uhiuhi
(Caesalpinia kavaiensis) occurs at the 800 -foot elevation on an
'a'a rockpile. Several plants of the ko'oko'olau (Bidens micrantha
subspecies ctenophylla), a candidate endangered species, also occur
on the upper elevation portions of the proposed subdivision on 'a'a
substrate.
None of these plants were observed on the Lokahi Kau project site,
nor did we find any other threatened and endangered species (U.S.
Fish and Wildlife Service 1999b). The maiapilo is considered a
species of concern, but is of low priority as it is widespread
throughout West Hawaii and also occurs on the other islands (U.S.
Fish and Wildlife Service 1999a; Wagner et al. 1999).
Given these findings, the proposed development of the site is not
expected to have a significant negative impact on the botanical
resources. It is recommended that native plants be considered for
landscaping_, especially on the common areas. Native plants found on
the project site and in the West Hawai'i region are adapted to the
dry climatic conditions and lack of deep soil. Native plants
suitable for landscaping and already on the project site include
'alahe'e, 'a',ali'i,i'ilima, maiapilo, and lama. The Kona Outdoor
Circle uses native plants for landscaping around their office, and
_should be consulted for additional native landscaoinQ material.
Native plants are available for purchase from some nurseries and also
from the Amy Greenwell Botanic Garden in Captain Cook.
4
LITERATURE CITED
Evenhuis, N.L. and L.G. Eldredge,
of the Hawaii Biological Survey
Nos. 58-70.
editors. 1999-2002. Records
Bishop Museum Occasional Papers
Linney, G.K. and W.P. Char (Char & Associates). 1988. Botanical
survey, Pu'uhonua Estates Subdivision Project, District of North
Kona, Hawai'i. Prepared for Sidney Fuke & Associates. December
1988.
Palmer, D.D. 2002. Hawaii's ferns and fern allies. University of
Hawaii Press, Honolulu.
U.S. Fish and Wildlife Service. 1999a. U.S. Fish and Wildlife
Service species list, plants. March 23, 1999. Pacific Islands
Office, Honolulu.
U.S. Fish and Wildlife Service. 1999b. Endangered and threatened
plants and animals. 50 CFR 17.11 and 17.12. December 31, 1999.
Wagner, W.L., M.M. Bruegmann, D.R. Herbst, and J. Q.C. Lau. 1999.
Hawaiian vascular plants at risk: 1999. Bishop Museum Occasional
Papers No. 60.
Wagner, W.L., U.R. Herbst, and S.H. Sohmer. 1990. Manual of the
flowering plants of Hawai'i. 2 vols. University of Hawai'i Press
and Bishop Museum Press, Honolulu. Bishop Museum Spec. Publ. 83.
Wagner, W.L. and D.R. Herbst. 1999. Supplement to the Manual of
the flowering plants of Hawai'i, pp. 1855-1918. In: Wagner, W.L.,
D.R. Herbst, and S.H. Sohmer, Manual of the flowering plants of
Hawai'i. Revised edition. 2 vols. University of Hawai'i Press
and Bishop Museum Press, Honolulu.
5
PLANT SPECIES LIST -- Lokahi Kau Development
The following checklist is an inventory of all the plants observed
on the 50 -acre Lokahi Kau project site during the field studies.
The plant names are arranged alphabetically by family and then by
species into each of three groups: Ferns, Dicots, and Monocots.
The taxonomy and nomenclature of the Ferns follow Palmer (2002),
while the flowering plants, Dicots and Monocots, are in accordance
with Wagner et al. (1990) and Wagner and Herbst (1999). The few
recent name changes are those reported in the Hawaii Biological
Survey series (Evenhuis and Eldredge, editors, 1999-2002).
For each species, the following information is provided:
1. Scientific name with author citation.
2. Common English and/or Hawaiian name(s), when known.
3. Biogeographic status. The following symbols are used:
E = endemic = native only to the Hawaiian Islands.
I = indigenous = native to the Hawaiian Islands and elsewhere.
I? = questionably indigenous = data not clear if dispersal to
the islands by natural or human -related mechanisms, but
weight of evidence suggests probably natural.
P = Polynesian introduction = brought to the islands by the
early Polynesian settlers.
X = introduced or alien = all those plants brought to the
Hawaiian Islands by humans, intentionally or accidentally,
after Western contact, that is, Cook's arrival in the
islands in 1778.
6
Scientific name Common name Status
FERNS
NEPHROLEPIDACEAE (Swordfern family)
Nephrolepis multiflora (Roxb.)
F.M. Jarrett ex C.V. Morton hairy Swordfern x
FLOWERING PLANTS
DICOTS
ANACARDIACEAE (Mango family)
Schinus terebinthifolius Raddi
Christmas berry,
wilelaiki
x
ASTERACEAE (Daisy family)
Pluchea carolinensis (Jacq.) G. Don
sourbush, pluchea
X
CACTACEAE (Cactus family)
Opuntia ficus-indica (L.) Mill.
panini, papipi
x
CAPPARACEAE (Caper family)
Capparis sandwichiana DC
maiapilo, puapilo
E
CONVOLVULACEAE (Morning glory family)
Ipomoea indica (J. Burm.) Merr.
koali 'awa
I
EBENACEAE (Ebony family)
Diospyros sandwicensis (A. DC) Fosb.
lama, elama
E
EUPHORBIACEAE (Spurge family)
Chamaesyce hirta (L.) Millsp.
hairy spurge, garden
spurge
x
FABACEAE (Pea family)
Acacia farnesiana (L.) Willd.
klu
x
Chamaecrita nictitans (L.) Moench
partridge pea, lauki
x
Indigofera suffruticosa Mill.
indigo, 'iniko
x
Leucaena leucocephala (Lam.) de Wit
koa haole, ekoa
x
Pithecellobium dulce (Roxb.) Benth.
'opiuma
x
Prosopis pallida (Humb. & Bonpl. ex
Willd.) Kunth
kiawe
x
MALVACEAE (Mallow family)
Sida fallax Walp.
'ilima
I
7
Scientific name
MENISPERMACEAE (Moonseed family)
Cocculus trilobus (Thunb.) DC
MYOPORACEAE (Naio family)
Myoporum sandwicense A. Gray
PASSIFLORACEAE (Passionflower family)
Passiflora foetida L.
PORTULACACEAE (Purslane family)
Portulaca oleracea L.
PROTEACEAE (Protea family)
Grevillea robusta A. Cunn. ex
R. Br.
RUBIACEAE (Coffee family)
Morinda citrifolia L.
Psydrax odorata (G. Forster) A.C.
Sm. & S. Darwin
SAPINDACEAE (Soapberry family)
Dodonaea viscosa Jacq.
STERCULIACEAE (Cacao family)
Waltheria indica L.
VERBENACEAE (Verbena family)
Lantana camara L.
MONOCOTS
Common name Status
huehue, hue I
naio, false sandalwood I
running pop, pohapoha X
common purslane, pigweed X
silkoak, 'oka kalika X
noni P
alahe'e, walahe'e I
'a'ali'i, 'a'ali'i ku
makani I
'uhaloa, hi'aloa, kanakaloa I?
lantana, lakana
X
POACEAE (Grass family)
Heteropogon contortus (L.) P. Beauv.
ex Roem. & Schult. pili, pili grass I?
Melinis repens (Willd.) Zizka Natal redtop, Natal grass X
Pennisetum setaceum (Forssk.) Chiov. fountain grass x
0
1
KAILUA-LONA, HAWAII
TRAFFIC IMPACT ANALYSIS
JUNE, 2003
PREPARED FOR:
WESTPRO DEVELOPMENT INC.
PREPARED BY:
WITCHER ENGINEERING LLP
95-5751 I(UAKINI DICIIWAY, SUITE 106
&(AIL UA-KONA, 111 96740
(009)334-0322 (2303)334-0831 Fax
TABLE OF CONTENTS
I.
PROJECT DESCRIPTION................................................I
H.
EXISTING CONDITIONS.................................................1
M.
TRAFFIC VOLUMES....................................................1
IV.
LEVELS OF SERVICE ...................................................
3
V.
PROJECTED TRAFFIC..................................................3
A. Methodology...................................................3
B. Trip Generation.................................................3
Trip Generation Lokahi Subdivision ..................................
4
Average Weekday Trip Ends.......................................4
Ka'iminani Street and Kakahiaka Street ...............................
5
New Road and Ka'iminani Street ....................................
5
Ka'iminani Street and Kakahiaka Street Level of Service ..................
6
Ka'iminani Street and New Road Level of Service .......................
7
VI.
CONCLUSION AND RECOMMENDATIONS ....................................
7
APPENDIX A Location Map, and Tax Map Key Map
APPENDIX B Level of Service Criteria
APPENDIX C Level of Service— Ka'iminani Street and Kakahiaka Street (Computer Printout)
• Existing Conditions AM and PM Peak Traffic
APPENDIX D Level of Service—Ka'iminani Street & Kakahiaka Street
Phase I AM & PM Peak Traffic (Computer Printout)
Phase II AM & PM Peak Traffic (Computer Printout)
Phase III AM & PM Peak Traffic (Computer Printout)
Phase IV AM & PM Peak Traffic (Computer Printout)
APPENDIX E Level of Service—Ka'iminani Street & New Road AM & PM Peak Traffic (Computer
Printout)
TABLE OF CONTENTS (Continued)
APPENDIX F Traffic Movement Diagrams— Ka'iminani Street and Kakahiaka Street
• Existing Conditions AM & PM Peak Traffic
• Future Conditions Phase I AM & PM Peak Traffic
• Future Conditions Phase II AM & PM Peak Traffic
• Future Conditions Phase III AM & PM Peak Traffic
• Future Conditions Phase IV AM & PM Peak Traffic
APPENDix G Traffic Movement Diagrams— Ka'iminani Street and New Road
Future Conditions AM & PM Peak Traffic
TRAFFIC IMPACT ANALYSIS REPORT
FOR
LOKAHI SUBDIVISION
KAILUA-KONA, HI
TMK (3)7-3-010:47,48, & 50
I. PROJECT DESCRIPTION
Westpro Development, Inc. wishes to develop the subject 68.5 acre parcel into a subdivision
of single-family dwellings. The project location lies south of Kona Palisades Subdivision and
makai of the planned north -south connector road planned by the County. It is bisected by
Kakahiaka Street. The project will be divided into four phases of39 to 49 lots each. Initially,
the project will be served by Kakahiaka Street. However, after the completion of Phase III,
it will also be served by a connector road. The connector will be constructed makai of Parcel
48, which will also connect to Ka'iminani Street as does Kakahiaka Street.
II. EXISTING CONDITIONS
Kona Palisades is a single-family area which lies generally along Ka'iminani Street from
approximately one-half mile mauka of Queen Ka'ahumanu Highway mauka to Mamalahoa
Highway. Ka'iminani Street is constructed as a two-lane road in a 60 -foot right-of-way.
Both streets have been dedicated to the County. Ka'iminani Street connects to Queen
Ka'ahumanu Highway at a signalized intersection which has a northbound acceleration lane,
a northbound deceleration lane, a southbound left turn land, and a southbound deceleration
lane.
Kakahiaka Street intersects Ka'iminani Street approximately one block from this proposed
project and, to the south, dead ends at the project. To the north of Ka'iminani, it serves
approximately 100 to 110 lots.
M. TRAFFIC VOLUMES
On March 27, 2003, traffic counts were taken at the intersection of Ka'iminani Street and
Queen Ka'ahumanu Highway and also adjacent to the proposed new intersection. These
counts were performed at 15 -minute intervals from 6:30 AM to 9:00 AM and 3:00 PM to
6:00 PM at both locations. The peak hours were determined from this and found to be for
the AM peak hour, at both locations, from 6:30 AM to 7:30 AM. However, the PM peak
hours for Queen Ka'ahumanu Highway and Ka'iminani Street was from 3:15 PM to 4:15 PM,
whereas, the PM peak along Ka'iminani Street was from 3:45 PM to 4:45 PM. Traffic counts
were not taken at the intersection of Ka'iminani Street and Kakahiaka Street, however, typical
turning movements for an existing condition were extrapolated using trip generation
techniques and directional analyses to determine a model of the existing conditions.
Page I of 7
PEAK HOURS OF TRAFFIC FLOW
Location
Time
Vehicles
per hour
Queen Ka'ahumanu Highway
& Ka'iminani Street
6:30 AM to 7:30 AM
1593
Queen Ka'ahumanu Highway
& Ka'iminani Street
3:15 PM to 4:15 PM
1880
On Ka'iminani Street
6:30 AM to 7:30 AM
545
On Ka'iminani Street
3:45 PM to 4:45 PM
597
PEAK HOUR TRAFFIC ON KA'IMINANI STREET
Peak Hour
Makai
Mauka
Total
Vph
%
Vph
78
6:30-7:30 AM
463
85
82
15
545
3:45-4:45 PM
128
21
469
79
597
INTERSECTION MODEL OF KA'IMINANI STREET AND KAKAHIAKA
Direction
AM
PM
Eastbound Left (EBL)
3
55
Eastbound Through (EBT)
78
412
Eastbound Right (EBR)
0
2
Westbound Left (WBL)
0
0
Westbound Through (WBT)
412
119
Westbound Right (WBR)
18
15
Northbound Left (NBL)
I
1
Northbound Through (NBT)
0
0
Northbound Right (NBR)
0
0
Southbound Left (SBL)
9
30
Southbound Through (SBT)
0
0
Southbound Right (SBR)
50
8
Page 2 of 7
IN. LEVEL OF SERVICE
Level of service is defined as "a qualitative measure describing operational conditions within
a traffic stream; generally described in terms of such factors as speed and travel time, freedom
to maneuver, traffic interruptions, comfort and convenience, and safety." There are six levels
of operational conditions defined as follows:
Level of Service A
Little or no traffic delays
Level of Service B
Short traffic delays
Level of Service C
Average traffic delays
Level of Service D
Long traffic delays
Level of Service E
Very long traffic delays
Level of Service F
Extreme traffic delays
Levels of service were determined for the various turning movements for the intersection of
Ka'iminani Street and Kakahiaka Street for the existing conditions. Calculations were
performed in accordance with the analysis laid out in the Highway Capacity Manual, Special
Report 209, 2"" Edition of the Transportation Research Board. 1992 and the Highway
Capacity software from the Federal Highway Administration and McTrans, University of
Florida, Gainesville, FA. For all eastbound and westbound movements (Ka'iminani), the level
of service was determined to be "A"; for all northbound and southbound movements
(Kakahiaka), the level of service was determined to be "B"
V. PROJECTED TRAFFIC
A. Methodology
The trip generation methodology used in this report is based upon applications
developed by the Institute of Transportation Engineers (ITE) and published in "Trip
Generation", 5' Edition, 1991. Trip generations have been developed for a variety
of land uses (or facility types) which correlated trips with dwelling units, area,
population, vehicle ownership; and intensity of use. Each facility type has a catalog
number for identification purposes. In this case, 210, for single-family, detached
dwellings.
B. Trip Generation
As stated above, the classification for this project is 210, single-family, detached.
There will be 185 lots in the subdivision at total build -out. The following table
summarized the trip generation for the Lokahi Subdivision.
Page 3 of 7
TRIP GENERATIONs LOKAHI SUBDIVISION
Phase
Lots
AMPeak
PM Peak
I
48
Trip
Generator
Enter
16%
Exit
74%
Trip
Generator
Enter
65%
Exit
35%
I
48
0.74
9
26
1.01
32
17
II
49
0.74
9
27
1.01
32
17
III
49
0.74
9
27
1.01
32
17
IV
39
0.74
8
27
1.01
26
14
AVERAGE WEEKDAY TRIP ENDS
Phase
Lots
Trip
Generator
Vehicle Trips
(vpd)
I
48
9.55
458
II
48
9.55
468
III
48
9.55
468
IV
39
9.55
372
Total daily trip ends
1766
In a recent report performed by M & E Pacific for a major project in the area, it was
determined that during a recent six-year period, traffic increased by 20%. This
roughly equates to 3% per year. Therefore, a growth factor of 1.03 is used in this
report for traffic along Ka'iminani Street starting with Phase II.
Assumptions:
1. When Phase I is complete, all traffic will enter and exit on Kakihiaka Street.
2. When Phase II is complete, all Phase I and Phase II generated traffic will enter
and exit on Kakahiaka Street.
3. When Phase III is complete, all Phase III traffic will enter and exit by way of
the new makai road.
4. When Phase III is complete, all Phase I and that portion of Phase II makai of
Kakahiaka Street makai bound will enter and exit by way of the new road.
5. When Phase III is complete, all traffic mauka bound from Phase I and Phase
II will use Kakahiaka Street.
6. When Phase IV is complete, all of Phase IV will enter and exit by way of
Kakahiaka Street,
Page 4 of 7
The following table shows the turning movement distribution by phase for the
intersection ofKa'iminani Street and Kakahiaka Street,
KA'IMINANI STREET AND KAKAHIAKA STREET
Movement
Phase I
Phase II
Phase III
Phase IV
PM
AM
PM
AM
PM
AM
PM
AM
PM
EBL
3
55
3
55
3
55
3
55
EBT
78
412
80
424
88
436
91
449
EBR
1
27
3
53
2
14
2
34
WBL
8
7
15
13
15
8
19
14
WBT
412
119
424
123
436
127
449
131
WBR
18
15
18
15
18
15
18
15
NBL
23
5
36
9
13
6
31
9
NBT
0
0
1
1
1
1
1
1
NBR
4
13
8
26
7
22
10
32
SBL
9
30
9
30
9
30
9
30
SBT
0
0
1
1
1
1
1
1
SBR
50
8
50
8
50
8
50
8
NEW ROAD AND KA'IMINANI STREET
Movement
Phase III
Phase IV
AM
PM
AM
PM
EBT
92
497
95
512
EBR
13
45
13
45
WBL
20
7
20
7
WBT
495
140
530
148
NBL
55
14
55
14
NBR
4
13
4
13
The following tables are as tabulation of the levels of service by movement
Page 5 of 7
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ICA'IMINANI STREET AND NEW ROAD LEVEL OF SERVICE
Phase
IPestbound
Northbound
Northbound
L
T
L
R
Approach
LOS
Approach
Delay
AM
III
A
A
B
B
B
14.0
IV
A
A
B
B
B
14.6
PM
III
A
A
B
B
B
13.0
IV
A
A
B
B
B
13.2
At some time in the future, it is proposed that Phase IV would connect to a new
north -south connector road on the mauka side of the subdivision. A 120 -foot wide
right-of-way has been set aside in this area for that purpose. This road is to be
constructed by the County. Therefore, it was not included in this analysis. It can be
seen that it could reduce some of the traffic at the intersection of Ka'iminani Street
and Kakahiaka Street.
VI. CONCLUSIONS AND RECOMMENDATIONS
Contrary to pre -conceived ideas which may be in vogue, there is no need to add lanes on
Ka'iminani Street to accommodate this additional traffic. Levels of service of"A" or `B" or
even "C" do notjustify this. "C" level of service occurs for southbound on Ka'iminani Street
during the PM peak hour. However, its approach delay is only approximately three seconds
longer than if the level of service was `B". At the location of the intersection on Ka'iminani
Street, it was found that the levels of service were "A" and `B", much better than the
intersection at Kakahiaka Street.
If lane additions and like improvements are going to be required regardless of data shown in
this analysis, they should be at Ka'iminani Street and Kakahaka Street. This is provide that
there is sufficient right-of-way to accommodate these improvements. However, adding a left
turn lane does not appreciably improve the level of service at the intersection.
Page 7 of 7
FILE CPy
Ile not Remove
Tj
Addendum to
LOKAHI SUBDIVISION
KAILUA-KONA, HAWAII
TRAFFIC IMPACT ANALYSIS
AUGUST, 2003
PREPARED FOR:
WESTPRO DEVELOPMENT INC.
PREPARED BY:
WITCHER ENGINEERING LLP
75-5751 KUAKINI HIGHWAY, SUITE 106
KAILUA-KONA, 111 96740
(808)334-0322 (808)334-0831 Fax
TABLE OF CONTENTS
I. PROJECT DESCRIPTION................................................1
H. EXISTING CONDITIONS.................................................1
III. TRAFFIC VOLUMES....................................................1
Table 1 Baseline Intersection Model of Ka'iminani Street & Kakahiaka Street ........ 1
IV. LEVELS OF SERVICE ................................................... 2
Table 2 Trip Generations ................................................ 2
Table 3 Average Weekday Trip Ends ....................................... 3
Table 4 Ka'iminani Street & Kakahiaka Street Turning Movement Summary ......... 3
Table 5 Ka'iminani Street & Kakahiaka Street Level of Service ................... 4
V. CONCLUSION AND RECOMMENDATIONS .................................... 5
APPENDIX A Location Map, and Tax Map Key Map
APPENDIX B Level of Service Criteria
APPENDIX C Level of Service— Ka'iminani Street and Kakahiaka Street (Computer Printout)
Phase IV AM & PM Single -Family Units (Computer Printout)
Phase IV AM & PM Condominium Units (Computer Printout)
Phase IV AM & PM Combined Single -Family & Condominium (Computer Printout)
APPENDIX D Traffic Movement Diagrams— Ka'iminani Street and Kakahiaka Street
• Future Conditions 90 Single -Family Units AM & PM Peak Traffic
• Future Conditions 200 Condominium Units AM & PM Peak Traffic
• Future Conditions Combined 90 Single -Family & 200 Condominium Units
AM & PM Peak Traffic
ADDENDUM TO TRAFFIC IMPACT ANALYSIS
LOKAHI SUBDIVISION
KAILUA-KONA, HAWAII
TMK (3)7-3-010:47,48, & 50
ADDING TMK (3)7-3-010:03
I. PROJECT DESCRIPTION
The developers of the Lokahi Subdivision are proposing to develop an additional 50 acres
south of the proposed Lokahi Subdivision in TMK (3)7-3-010:03. This project will be
accomplished in phases with the ultimate build -out being 90 single-family residences and 200
condominium units. How the phasing is to take place has not bee determined at this time,
so this report will present the impact separately for 90 single-family residences and 200
condominium units and then for a sum of both. It is assumed that all traffic will pass through
the intersection ofKa'iminani Road and Kakahiaka Street.
H. EXISTING CONDITIONS
For the purpose of this addendum, it is assumed that Phase IV of Lokahi Subdivision has been
completed. Therefore, the baseline for the impact will be sometime in the future. This report
also assumes that no improvements to the intersection ofKa'iminani Road and Kakahiaka
Street have been made.
III. TRAFFIC VOLUMES
It is assumed that the peak hours remain the same and that the projected traffic volumes of
Phase IV of the original study are the existing conditions for this addendum.
Table 1 Baseline Intersection Model of Ka'iminani Road and Kakahiaka Street
Direction
AM
PM
Eastbound Left
3
55
Eastbound Through
91
449
Eastbound Right
4
34
Westbound Left
33
14
Westbound Through
449
131
Page 1 of 5
Direction
AM
PM
Westbound Right
18
15
Northbound Left
31
9
Northbound Through
1
1
Northbound Right
10
32
Southbound Left
9
30
Southbound Through
1
1
Southbound Right
50
8
The assumption used to determine turning movements in the original report remain the same.
IV. LEVEL OF SERVICE
Level of service criteria remain the same as the original report.
V. PROJECT TRAFFIC
A. Methodology
See original report.
B. Trip Generation
As stated in the original report, an ITE classification of 210 was used for the single
family detached residence. For the condominium units, an ITE classification of 230
was used. The following tables summarize these trip generations
Table 2 Trip Generations
Peak
Hour
Units
Type Unit
Trip
Generated
Enter
Exit
No.%
No.
AM
90
Single -Family
0.74
26
17
74
49
PM
90
Single -Family
1.01
65
59
35
32
AM
200
Condo
0.44
17
15
83
73
PM
200
Condo
0.55
66
73
34 1
37
Page 2 of 5
Table 3 Average Weekday Trip Ends
Type Unit
No. of
Trips
Vehicle Trips
Total
Combination
Units
Generated
(vpd)
Single-
90
9.55
860
Family
Eastbound Left
3
55
Condo
200
5.86
1172
It is assumed that all traffic will enter and exit by way of the intersection ofKa'iminani
Road and Kakahiaka Street. Therefore, this is the only intersection analyzed.
The following table summarizes the turning movements for this intersection. The
turning movements from Phase IV of the original report are shown since the
additional trip generations for this addendum are additive to Phase IV.
Table 4 Ka'iminani Road and Kakahiaka Street Turning Movement Summary
Movement
Phase IV
Single -Family
Condominium
Total
Combination
AM
PM
AM
PM
AM
PM
AM
PM
Eastbound Left
3
55
3
55
3
55
3
55
Eastbound Through
91
449
91
449
91
449
91
449
Eastbound Right
2
34
4
68
4
85
5
126
Westbound Left
19
14
33
28
31
34
46
51
Westbound Through
449
131
449
131
449
131
449
131
Westbound Right
18
15
18
15
18
15
18
15
Northbound Left
31
9
71
17
85
17
120
23
Northbound Through
1
1
2
2
3
2
5
3
Northbound Right
10
32
18
55
27
60
39
85
Southbound Left
9
30
9
30
9
30
9
30
Southbound Through
1
I
2
2
2
3
3
4
Southbound Right
50
8
50
8
50
8
50
8
Page 3 of 5
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VI. CONCLUSIONS AND RECOMMENDATIONS
As stated in the original report, there is no need to provide turning lanes on Ka'iminani Road.
The delays are primarily northbound and southbound, not eastbound and westbound. The
proposed subdivision is impacted northbound, whereas there is little impact for Ka'iminani
Road. The worst case is a level of service of "C" which is defined as average traffic delays.
Therefore, no changes to the intersection of Ka'iminani Road and Kakahiaka Street are
recommended.
Page 5 of 5
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
HILO, HAWAII
DATE: May 6, 2004
UM 1 • 1 _ a l
TO Christopher J. Yuen, Planning Director
Planning Department
FROM: Galen M. Kuba, Division Chief Jr, L'/
Engineering Division
SUBJECT Change of Zone Application (REZ 04-001)
State Land Use Boundary Amendment Application (SLU 04-001)
Applicant: Westpro Development, Inc.
Location: O'oma North Kona
TMK: 3 / 7-3-010: Portion of 003
We reviewed the subject application and our comments are as follows:
DRAINAGE
All development generated runoff shall be disposed of on-site and shall not be
directed toward any adjacent properties.
2. The applicant shall be informed that if they include drywells in the subject
development, an Underground Injection Control (UIC) permit may be required from
the Department of Health, State of Hawaii.
A drainage study shall be prepared, and the recommended drainage system shall
be constructed meeting with the approval of DPW.
EARTHWORK
All earthwork and grading shall conform to Chapter 10, Erosion and Sediment
Control, of the Hawaii County Code.
2. The applicant shall comply with chapter 11-55, Water Pollution Control, Hawaii
Administrative Rules, Department of Health, which requires an NPDES permit for
certain construction activity.
ROADWAYS
DPW recommends that a roadway master plan including roadway alignments and
connections, in conjunction with an implementation strategy for the K to K Plan
roads be adopted prior to further incremental development in the area.
Memorandum to PD
May 6, 2004
Page 2 of 3
2. The applicant should construct any subdivision roadways to County dedicable
standards. All roadways within the proposed development shall follow the
guidelines incorporated in the Hawaii Statewide Uniform Design Manual for Streets
and Highways. These roadways shall also meet the requirements of DPW.
Concrete curbs, gutters, and sidewalks should be required in areas of pedestrian
traffic. Install street lights, signs and markings meeting with the approval of the
DPW, Traffic Division.
3. Kakahiaka Street, is a County road which will be extended to dedicable standards
with curb, gutter and sidewalk through the adjacent Lokahi property to the subject
property. It presently serves existing residences in the Kona Palisades subdivision.
The existing street has an approximate 20 -ft. wide pavement within a 50 -ft. right-
of-way and unpaved shoulders which have been, in some cases, landscaped by
abutting landowners.
The alignment of an extension of Kakahiaka Street should be prepared and
approved under a master road plan for the area prior to preliminary plat approval
or plan approval. The applicant shall construct the extension of Kakahiaka Street
through the subject property as a 50 -foot wide street to dedicable standards with
concrete curb, gutter and sidewalk on an alignment consistent with the approved
master plan. The applicant shall construct all improvements and dedicate them to
the County upon request.
To improve vehicular, bicycle and pedestrian safety, the applicant should improve
the existing portion of Kakahiaka Street from Kaiminanai Drive to the northerly
boundary of the Lokahi Planned Unit Development (approximately 300 feet) with 6
foot wide paved shoulders, meeting with the approval of DPW. Drainage
improvements, signs and markings and removal or relocation of existing
encroachments, may be necessary.
2. Kaiminani Drive, serving Kakahiaka Street, is a major mauka -makai County
collector street serving residential subdivisions and connecting arterials Queen
Kaahumanu Highway and Mamalahoa Highway. It also serves as a local road,
providing direct access to single family house lots on both sides along its entire
length. It has a 22 -ft. wide pavement within a 60 -foot wide right-of-way, lacking
paved shoulders. Grades exceed the maximum allowed under the Subdivision
Code and recommended grades at intersections.
The applicant should install or contribute to the installation of a right turn lane on
the Kaiminani approach and, when warranted, a traffic signal at the intersection of
Kaiminani Drive and Mamalahoa Highway. (See Item 2 TRAFFIC below)
3. The applicant shall design and construct all roadways in conformance with the
Keahole to Kailua Development Plan (K to K Plan) as adopted by Council
Resolution 296-91, and the County General Plan as adopted by Council
Ordinance 89-142.
County of Hawaii is an Equal Opportunity Provider and Employer
Memorandum to PD
May 6, 2004
Page 3 of 3
4. In the absence of an approved roadway master plan, DPW has considered the
suggestion that development plans include extension of and access to Midlevel
Road by an improved Homestead Road. Access to Mid level Road, the K to K
arterial, should be consolidated at Homestead Road which is far enough from the
Kaiminani intersection to prevent conflicts with future turn lanes. Under such a
roadway plan, adjacent Lokahi Subdivision under construction by the applicant,
should combine access to Midlevel Road by way of Homestead Road improved to
dedicable standards.
TRAFFIC
1. The TIAR for the subject project dated August 2003, amending a report dated
June 2003 for the Lokahi Subdivision, studied the intersections of Kaiminini Drive
with Kakahiaka Street and the proposed spur of Midlevel Road and concluded that
there is "little impact to Kaiminani Street." The study and conclusion are made for
development of 290 dwelling units on the entire 50 -acre parcel all in the same
build -out period as the adjacent Lokahi Subdivision. The theoretical delays
determined by the computer model indicates there will be acceptable but
increasing delays in making turning movements from Kahahiaka Street as the 50 -
acre property is incrementally developed. No impact related improvements are
anticipated or recommended by the study. The study should have included the
intersections of Kaiminani Drive with Queen Kaahumanu Highway and Mamalahoa
Highway. However, the study is acceptable for the proposed 10 -acre
development. Because other developments are compounding traffic volumes on
Kaiminani Street and regional growth is occurring, we may recommend an updated
study with intersection traffic counts and if established, DPW approved criteria, for
future development of the 50 acre parcel.
2. A Draft EIS dated July, 2003 was reviewed for Hiluhilu Development TMK: 7-2-
005:001. The TIAR identifies a need to mitigate existing conditions at the
Kaiminani Street intersection with Mamalahoa Highway. Eastbound traffic delays
were found to have reached an unacceptable Level of Service E and F for the
Eastbound left turn movement during the morning and afternoon peak,
respectively. The study concluded that without the Hiluhilu Development project,
a traffic signal will be warranted at the intersection by the year 2007. The study
commented that the steepness and lack of a dedicated right turn lane on the
Kaiminani Street approach causes delays at the intersection. Using the applicant's
trip generation figures and the Hiluhilu Study traffic counts, the subject 10 -acre
project is expected to increase by 3 to 4 percent, the eastbound vehicles
approaching the intersection during peak periods.
Should there be any questions concerning this matter, please feel free to contact Kiran
Emler of our Kona Engineering Division office at 327-3530.
KE
copy: ENG-HILO/KONA
PLNG-KONA
County of Hawaii is an Equal Opportunity Provider and Employer
Jun. 2. 2flzd 3:13PM °FPT ViATER SUPPLY 961-8080
Post -it' Fax Note 7671 ci
afeb
f
e; ./Dept. one p Phone p' F.0. ,.
June 1, 2004
No.5427
0VkN cXD cof\f
P. 1/2
TO: Mr. Christopher J. Yuen, Plantung Director
Planning Department
FROM: Milton D. Pavao, Manager
SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 04-001)
REQUEST, AGRICULTURAL TO URBAN
CIIANGE OF ZONE APPLICATION (REZ 04-004)
REQUEST: A -SA TO RM4
APPLICANT — WESTPRO DEVELOPMENT, INC.
TAX MAP KEY 7-3-010:PORTION OF 003
We have reviewed the subject application for the proposed State Land Use Boundary Amendment and
Change of Zone and have the following comments.
At the prrscnt, water is not available for the proposed 100 unit residential project. However, as a result
of a meeting with the Depad=at, the applicant would be subject to the following conditions in order
to provide water to the proposed development.
1. Within tluee years from the enactment of the ordinance the applicant shall provide assurance
satisfactory to the Department of Water Supply and the Planning Director, upon consultation with
the State Department of Health and the Department of Land and Natural Resources, that a water
source(s) of sufficient quality, quantity, and related transmission and storage system can be
established.
2. The eftecti ve date of the changes in district classification(s) shall be the date on which the Planning
Director h2 certified such assurances to be satisfactory. Such satisfactory assurance can be met by
the following:
a, actual (trailing and testing of a well site of the water source; or
b. upgractjng and/or outfitting of an existing well to increase the capacity of that well; or
c. sore o her means of:increasing water resources in the region meeting with the approval of the
Deparanent of Water Supply.
3. The actual 3evelopment of the water source and its water transmission, storage, and distribution
system sha ..1 be developed in conjunction with the Final Plan Approval or Final Subdivision
Approval, whichever is applicable. In lieu of actual construction of these improvements, the
applicant may ender into an agreement with the County to assure that the infrastructure
Jun. 2. 20)n 3:13PM rFPT WATER SUPPLY 961-8080 No.5427 P. 2/2
improvements will be constricted together with the appropriate bond, surety or other security
deemed acceptable by the County. Upon execution of such agreement and/or Sling of the security
with the County, Final PlanApproval or Final Subdivision Approval shall be granted prior to the
actual construction of required improvements, provided further and final approval of any
residential structures shall not be issued until the approved water source is developed and its
transmission, storage, and distribution system for such source to the subject property has been
constructed and accepted for dedication by the Water Board.
4. Residential building permits may be issued for model home complexes, provided that such model
homes will not be occupied until the approved water source is developed.
If the develop -r is agreeable to the aforementioned conditions, then the Department could support the
proposed charge of zone -
Should there be any questions, please call Ms. Shari Komata of our Water Resources and Planning
Branch at 961 8070, extension 252.
Sincerely yours,
Milton D. Pavao, P.F-
Manager
�4
copy - Westpro Development, Inc.
Mr. 'A"Iliam L. Moore, `NLM Planning
,,,SV
Harry Kim
.veru.
Countp of Wobjail
FIRE DEPARTMENT
-' - 25 Aupuni Street • Suite 103 • Hilo, Hawaii 96720
(808)961-8297 • Fax (808)961-8296
March 18, 2004
TO CHRISTOPHER J. YUEN, PLANNING DIRECTOR
Darryl J. Oliveira
Fire Chief
Desmond K. Wery
Deputy Fire Chief
FROM DARRYL OLIVEIRA, FIRE CHIEF
SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 04-001)
REQUEST: AGRICULTURAL TO URBAN
CHANGE OF ZONE APPLICATION (REZ 04-004)
REQUEST: A -5a TO RM -4
APPLICANT: WESTPRO DEVELOPMENT, INC.
TAX MAP KEY: 7-3-10:PORTION OF 3
Fire apparatus access roads shall be in accordance with UFC Section 10.207:
"Fire Apparatus Access Roads
"Sec. 10.207. (a) General. Fire apparatus access roads shall be provided and maintained in
accordance with the provisions of this section.
"(b) Where Required. Fire apparatus access roads shall be required for every building
hereafter constructed when any portion of an exterior wall of the first story is located more than
150 feet from fire department vehicle access as measured by an unobstructed route around
the exterior of the building.
"EXCEPTIONS: 1. When buildings are completely protected with an approved
automatic fire sprinkler system, the provisions of this section may be modified.
"2. When access roadways cannot be installed due to topography, waterways,
nonnegotiable grades or other similar conditions, the chief may require additional fire
protection as specified in Section 10.301 (b).
"3. When there are not more than two Group R, Division 3 or Group M Occupancies,
the requirements of this section may be modified, provided, in the opinion of the chi
fire -fighting or rescue operations would not be impaired.
ESPU CpL =
B
r y<
XHIBIT FRE
Christopher J. Yuen, Planning Director
Page 2
March 18, 2004
"More than one fire apparatus road may be required when it is determined by the chief that
access by a single road may be impaired by vehicle congestion, condition of terrain, climatic
conditions or other factors that could limit access.
"For high -piled combustible storage, see Section 81.109.
"(c) Width. The unobstructed width of a fire apparatus access road shall meet the
requirements of the appropriate county jurisdiction.
"(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical
clearance of not less than 13 feet 6 inches.
"EXCEPTION: Upon approval vertical clearance may be reduced, provided such
reduction does not impair access by fire apparatus and approved signs are installed
and maintained indicating the established vertical clearance.
"(e) Permissible Modifications. Vertical clearances or widths required by this section may
be increased when, in the opinion of the chief, vertical clearances or widths are not adequate
to provide fire apparatus access.
"(f) Surface. Fire apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus and shall be provided with a surface so as to provide all-
weather driving capabilities." (20 tons)
"(g) Turning Radius. The turning radius of a fire apparatus access road shall be as
approved by the chief." (45 feet)
"(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length
shall be provided with approved provisions for the turning around of fire apparatus.
"(i) Bridges. When a bridge is required to be used as access under this section, it shall be
constructed and maintained in accordance with the applicable sections of the Building Code
and using designed live loading sufficient to carry the imposed loads of fire apparatus.
"Q) Grade. The gradient for a fire apparatus access road shall not exceed the maximum
approved by the chief." (15%)
"(k) Obstruction. The required width of any fire apparatus access road shall not be
obstructed in any manner, including parking of vehicles. Minimum required widths and
clearances established under this section shall be maintained at all times.
"(1) Signs. When required by the fire chief, approved signs or other approved notices shall be
provided and maintained for fire apparatus access roads to identify such roads and prohibit the
obstruction thereof or both."
Christopher J. Yuen, Planning Director
Page 3
March 18, 2004
Water supply shall be in accordance with UFC Section 10.301:
"(c) Water Supply. An approved water supply capable of supplying required fire flow for fire
protection shall be provided to all premises upon which buildings or portions of buildings are
hereafter constructed, in accordance with the respective county water requirements. There
shall be provided, when required by the chief, on-site fire hydrants and mains capable of
supplying the required fire flow.
"Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other
fixed systems capable of providing the required fire flow.
"The location, number and type of fire hydrants connected to a water supply capable of
delivering the required fire flow shall be protected as set forth by the respective county water
requirements. All hydrants shall be accessible to the fire department apparatus by roadways
meeting the requirements of Section 10.207."
ARR OLIVEIRA
Fire Chief
NA:lk
LINDA EINGLE
GOVERNOR
OFFICE OF THE SUPERINTENDENT
March 29, 2004
Mr. Christopher J. Yuen
Planning Director"
County of Hawaii E
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720-3034
Dear Mr. Yuen:
STATE OF HAWAII
DEPARTMENT OF EDUCATION
P O. BOX 2360
HONOLULU, HAWAII 96804
Subject: Application for State Land Use Boundary Amendment
and Change of Zone, 100 -Unit Westpro Development Project
O'oma, North Kona, Hawai"i
(SLU 04-001) (REZ 04-004) TMK: 7-3-10: portion of
PATRICIA HAMAMOTO
SUPER IN TEN DENT
The Department of Education (DOE) has reviewed the application to amend the State Land Use Boundary and
change the zoning for an approximately 10 -acre parcel of land in North Kona that would be used for 100 units of
multi -family housing.
The DOE requests that Hawaii County include as a condition of the boundary amendment and zoning change, the
standard school fair -share language used in approval of land use changes.
The proposed wording is:
The Applicant shall contribute to the development, funding, and/or constmction of school facilities, on a
fair -share basis, as determined by and to the satisfaction of the Department of Education. Terms of the
contribution shall be agreed upon in writing by the Applicant and the Department of Education prior to
obtaining building permits for any area of the development.
Thank you for the opportunity to review and comment on this application. If you have any questions,
please call Rae M. Loui, Assistant Superintendent of the Office of Business Services, at 586-3444 or Heidi
Meeker of the Facilities and Support Services Branch, at 733-4862.
Very truly yours,
Patricia Hamamoto
Superintendent
PH:mp
Rae M. Loui, OBS
Raynor M. Minami, FSSB
CAS/Hawaii District
EXHIBIT
AN AFFIRMATIVE ACTION AND EQUAL OPPORTUNITY EMPLOYER
LINDA LINGLE
GOVERNOR,
STATE OF HAWAII
DEPARTMENT OF HEALTH
PO. BOX 916
HILO, HAWAII 96721-0916
MEMORANDUM
DATE: April 8, 2004
TO: Christopher J. Yuen
Planning Director, County of Hawaii
FROM: Aaron A. Ueno W
District Environmental Health Program Chief
SUBJECT: State Land Use Boundary Amendment Application (SLU 04-001)
Request: Agricultural to Urban
Change of Zone Application (REZ 04-004)
Request: A -5a to RM -4
Applicant: Westpro Development, Inc.
Tax Map Key: 7-3-10:portion of 3
CHIYOME L. FUKINO, M.D.
DIRECTOR OF HEALTH
The use of individual wastewater systems is not allowed under the provisions of Hawaii
Administrative Rule, Chapter 11-62. Please have your engineer submit plans for a wastewater
treatment works to Wastewater Branch.
The Army Corps of Engineers should be contacted at (808) 438-9258 to identify whether a
Federal license or permit (including a Department of Army permit) is required for this
project. Pursuant to Section 401(a)(1) of the Federal Water Pollution Act (commonly
known as the "Clean Water Act'), a Section 401 Water Quality Certification is required for
"[a]ny applicant for Federal license or permit to conduct any activity including, but not limited
to, the construction or operation of facilities, which may result in any discharge into the
navigable waters...."
Christopher J. Yuen
Page 2
April 8, 2004
A National Pollutant Discharge Elimination System (NPDES) general permit coverage is
required for the following activities:
a. Storm water associated with industrial activities, as define in Title 40, Code of
Federal Regulations, Sections 122.26(b)(14)(i) through 122.26(b)(14)(ix) and
122.26(b)(14)(xi);
b. Construction activities, including clearing, grading, and excavations, that result in
the disturbance of equal to or greater than one (1) acre of total land area. The
total land area includes a contiguous area where multiple separate and distinct
construction activities may be taking place at different times on different
schedules under a larger common plan of development or sale. An NPDES
permit is required before the commencement of the construction activities.
C. Discharge of treated effluent from leaking underground storage tank remedial
activities;
d. Discharge of once through cooling water less than one (1) million gallons per day;
e. Discharge of hydrotesting water;
f Discharge of construction dewatering effluent;
g. Discharge of treated effluent from petroleum bulk stations and terminals;
h. Discharge of treated effluent from well drilling activities;
i. Discharge of treated effluent from recycled water distribution systems;
j. Discharges of storm water from a small municipal separate storm sewer system;
and
k. Discharge of circulation water from decorative ponds or tanks.
The Clean Water Branch (CWB) requires that a Notice of Intent (NOI) to be covered by a
NPDES general permit for any of the above activities be submitted at least 30 days before the
commencement of the respective activities. The NOI forms may be picked up at our office or
downloaded from our website at http://www.state.hi.us/doh/eh/ewb/forms/genl-index.html.
The applicant may be required to apply for an individual NPDES permit if there is any type of
activity in which wastewater is discharged from the project into State waters and/or coverage of
the discharge(s) under the NPDES general permit(s) is not permissible. An application for the
NPDES permit is to be submitted at least 180 days before the commencement of the respective
activities. The NPDES application forms may also be picked up at our office or downloaded
from website at http://www.state.hi.us/doh/eh/cwb/forms/indiv-index.html
Hawaii Administrative Rules, Section 11-55-38, also requires the owner to either submit a copy
of the new NOI or NPDES permit application to the State Department of Land and Natural
Resources, State Historic Preservation Division (SHPD) or demonstrate to the satisfaction of the
Christopher J. Yuen
Page 3
April 8, 2004
DOH that the project, activity, or site covered by the NOI or application has been or is being
reviewed by SHPD. Please submit a copy of the request for review by SHPD or SHPD's
determination letter for the project.
If you have any questions, please contact the CWB at 586-4309.
Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run-offs from
the proposed development need to address the requirements of Chapter 23, Hawaii State
Department of Health Administrative Rules, Title 11, "Underground Injection Control."
Construction activities must comply with the provisions of Hawaii Administrative Rules,
Chapter 11-46, "Community Noise Control."
a. The contractor must obtain a noise permit if the noise levels from the construction
activities are expected to exceed the allowable levels of the rules.
b. Construction equipment and on-site vehicles requiring an exhaust of gas or air
must be equipped with mufflers.
C. The contractor must comply with the requirements pertaining to construction
activities as specified in the rules and the conditions issued with the permit.
Should there be any questions on this matter, please contact the Department of Health at
933-0917.
The applicant would need to meet the requirements of our Department of Health Air Pollution
Rules, Chapter 60. 1, Title 11, State of Hawaii for fugitive dust control. If there is need to discuss
these requirements, please contact our Clean Air Branch staff Ph. 933-0401.
WORD:SLU04-001.my
LINDA LINGLE
GOVERNOR
x
uO®nuue�'
-- - - STATE OF HAWAII
DEPARTMENT OF TRANSPORTATION
869 PUNCHBOWL STREET
HONOLULU, HAWAII 96813-5097
April 26, 2004
Mr. Christopher Yuen
Director
Planning Department
County of Hawaii
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720-3043
Dear Mr. Yuen:
Subject: Westpro Development Inc.
State Land Use Boundary Amendment Application (SLU 04-001) and
Change of Zone Application (REZ 04-004)
TMK: 7-3-10: portion of 3
RODNEY K. HARAGA
DIRECTOR
Deputy Director
BRUCE Y. MATSUI
LINDEN H. JOESTING
BRIAN H. SEKIGUCHI
IN REPLY REFER TO:
STP 8.1117
Thank you for requesting our review of the subject development project. We have the following
comments:
The traffic impact assessment report (TIAR) that was submitted with the subject
application(s) focused its discussion on the intersection of Kaiminani Street and
Kakahiaka Street. The subject applicant should submit a revised TIAR to include an
evaluation analysis of the project impacts on Queen Kaahumanu Highway and
Mamalahoa Highway; and that analysis should include a discussion of anpropinate
roadway mitigation measures attributable to the project at the intersection of Kaiminani
Street with both of these highways.
The subject project is one that is adjacent to or adjoins other similar projects proposed by
the applicant. Please reference our letter STP 8.0779 dated June 12, 2003. A copy has
been provided for said reference.
While the roadway and traffic impacts of each separate project can be analyzed, the
cumulative effect of all of the projects, including any other current or future projects in
land area owned or controlled by the applicant at the surrounding locale, should also be
determined. We recommend that the analysis of the cumulative impact be required with
each development and the requirement for the applicant and/or its developer to
implement mitigation measures and roadway improvements for the cumulative impacts
be in effect until and through the full build Out of the last development project.
Mr. Christopher Yuen STP 8.1117
Page 2
April 26, 2004
3. The applicant should participate in contributing its fair share of required regional
roadway improvements, as may be determined and approved by the DOT.
We appreciate the opportunity to provide our comments.
Very truly yours,
JROD�<
' N� H1 GA
Director of Transportation
Enc.
LINDA LINGLE
GOVERNOR
Mr. Brian T. Nishimura
Planning Consultant
101 Aupuni Street, Suite 217
Hilo, Hawaii 96720-4221
Dear Mr. Nishimura:
STATE OF HAWAII
DEPARTMENT OF TRANSPORTATION
869 PUNCHBOWL STREET
HONOLULU, HAWAII 96813-5097
June 12, 2003
Subject: Westpro Development
Pre -Assessment Consultation: Environmental Impact Preparation Notice
TMK: (3) 7-3-10:6
RODNEY K. HARAGA
DIRECTOR
Acting Deputy Diredar
GLENN M. OKIMOTO
IN REPLY REFER TO'
STP 8.0779
In reply to your letter requesting our review of the subject application, we are providing the
following comments:
The environmental document should contain an analysis of the traffic impacts to the
roadways in the area. We would be particularly concerned with the intersections to the
State facilities (i.e., Kaiminani Drive/Queen Kaahumanu Highway, Kaiminani
Drive/Mamalahoa Highway). The analysis should reflect the cumulative impact of the
subject project and the planned development in the area; and recommend any mitigation
measures which may be required.
Please maintain us on your list for further notification or consultation on the proposed project.
We appreciate the opportunity to provide comments.
Very truly yours,
R D A
Director of Transportation
Mr. Christopher Yuen, Hawaii Planning Department
BRIAN T. NISHIMURA, PLANNING CONSULTANT
101 Aupuni Street, Suite 217
Hilo, Hawaii 96720-4221
Phone: (808) 935-7692 Fax: (808) 935-6126 E-mail: btnishi@interpac.net
April 17, 2003
I.iEFF 0r TT?.Td1,
FLFLA. r!i�F TRANS.
A.h'NiH; OFFICE I �
GPe 22 3 15 PM 103
Mr. Rodney K. Haraga, Director
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State Department of Transportation
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869 Punchbowl Street
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Honolulu, HI. 96720
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Subject: Pre -Environmental Assessment Consultation
rn
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i
Westpro Development Inc. — Request to Utilize State Land for Access Purpses
Tax Map Key (3) 7-3-10: 6
Kalaoa 5th, North Kona, Island of Hawaii
Westpro Development Inc. is proposing to develop a 184 -lot residential subdivision with a park
and related amenities on approximately 68 acres of land in Kalaoa 5`h, North Kona, Island of
Hawaii TMK: (3) 7-3-10: 47, 48 & 50. (Please see attached vicinity map and preliminary site
plan) Conditions of approval imposed by change of zone ordinance 91-22 and amended by
ordinance no. 98-66 stipulate that the subdivision road "shall connect to Kaiminani Drive below
the community center." Westpro Development Inc. proposes to utilize a state owned parcel
TMK: (3) 7-3-10: 6 to construct the main access road to the makai (west) end of the Lokahi
Subdivision. The roadway in question will extend south from Kaiminani Drive for approximately
600 feet before turning east (mauka) for approximately 300 feet before reaching the makai (west)
boundary of the Lokahi Subdivision
The subject property consists of approximately 271 acres which is currently vacant. The
proposed use of State land triggers a requirement for the preparation of an Environmental
Assessment (EA), in compliance with Chapter 343, Hawaii Revised Statutes. Your comments,
among others, are being solicited prior to the preparation of an EA to ensure that all pertinent
issues are addressed. Please provide your comments to me within 30 days of receipt of this
request so that the preparation of the EA can be completed in a timely fashion. In addition, please
indicate whether your agency requires further notification or consultation on the proposed
project. Thank you for your assistance in this matter.
Sincerely,
Brian T. Nishimura, Planning Consultant
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LINDA LINGLE
GOVERNOR P sy
STATE OF HAWAII
DEPARTMENT OF BUSINESS, ECONOMIC DEVELOPMENT & TOURISM
LAND USE COMMISSION:;
P.O. Box 2359
Honolulu, Hawaii 96804-2359
Telephone: 808-587-3822
Fax: 808-587-3827
March 31, 2004
Mr. Christopher J. Yuen, Director
Planning Department
County of Hawaii
Aupuni Center
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720
Dear Mr. Yuen:
Subject: State Land Use Boundary Amendment Application (SLU 04-001)
Agricultural to Urban
Change of Zone Application (REZ 04-004)
A -5a to RM -4
Westpro Development, Inc.
Tax Map Key No: 7-3-10: per. 3
ANTHONY J.H. CHING
EXECUTIVE OFFICER
We have reviewed the subject applications forwarded by your memorandum dated
March 10, 2004, and confirm that the 10 -acre project site, as represented on the partial
tax map, is designated within the boundary of the State Land Use Agricultural District.
We note that the project site is located adjacent to the approximately 2,610.11 acres of
land that were reclassified from the State Land Use Agricultural and Conservation
Districts to the State Land Use Urban District pursuant to the Five -Year Boundary
Review recommendations (Li `C Docket No. BR92-685/Office of Slate Planning). The
purpose of the Review was to allocate sufficient land for future urban growth and to
direct urban growth to appropriate areas. Potential land uses that were envisioned for
this area included residential, university, commercial, civic, light industrial, golf
courses, and parks.
Mr. Christopher J. Yuen, Director
March 31, 2004
Page 2
We understand that the project involves a 100 -unit affordable housing development,
consisting of eight 8-plex units and four 4-plex units, a picnic/playground area, a
sewage treatment plant, 125 off-street parking stalls, and an archaeological preserve.
We further understand that the project site represents a portion of a 50 -acre parcel,
which is in the process of being subdivided into four lots. Clarification should be
provided as to the development plans for the remaining 40 acres of the parcel. If the
plans are to continue with additional housing and related uses, we believe that the
entire parcel should be considered under the reclassification request as a single
development. This would allow the County of Hawaii, the Land Use Commission
(LUC), and other appropriate regulatory agencies to comprehensively review all
planned improvements. We would like to point out the Third Circuit Court has ruled
that developments need to be reviewed by state and county agencies in an integrated,
comprehensive manner.
Given the location, scope, and nature of the proposed activity, the LUC defers to the
judgment of the County of Hawaii regarding other matters in the application. We have
no further comments to offer at this time.
Thank you for the opportunity to comment on the subject application. Please feel free
to contact Bert Saruwatari of my office at 587-3822, should you require clarification or
any further assistance.
Sincerely,
ANTHONY J. ING
Executive Officer
Page 1 of 1
Dacayanan, Melissa
From: ALOHAFIDLR@aol.com
Sent: Tuesday, April 06, 2004 7:54 AM
To: planning@co.hawaii.hi.us "?
Subject: Westpro Development
Dear Mr. Yuen:
Here are the Kona Traffic Safety Committee's comments regarding the State Land Use
Boundary Amendment and Change of Zone applications filed by Westpro Developmeny, Inc.
Thank you for the opportunity to review these applications.
Aloha,
Joel Gimpel
Chair, Public Affairs
EXHIBIT
L
4/6/2004
ONA If RAFFIC SAFETY
77-180 KEKAI PEACE z KAtwA-KouA z HAWAt'l 96740 z 808-331-2765 z ktsc@hawaii.rr.com
promoting a safe environment for all modes of land transportation in the districts of North and .South Kona
April 7, 2004
Chris Yuen. Director
Hawaii County Department of Planning
25 Aupuni Street,
Hilo, Hawaii 96720
Re: Westpro Development, Inc. Applications (SLU 04-001) and (REZ 04-004)
Dear Mr. Yuen:
The Kona Traffic Safety Committee has reviewed the subject applications for State Land Use
Boundary Amendment from Agricultural to Urban, and for Change of Zone from A -5a to RM -4, to
allow development of a 100 unit "affordable residential project" on approximately 10 acres. We
understand that the property, which is a portion of a 50 -acre parcel being subdivided into four
lots, is approximately 3000 feet south of Ka' iminani Street, and makai of the Kakahiaka Street
extension to be constructed with curbs, gutters and sidewalks by the applicant. Access, according
to the application, will be via the Kakahiaka Street extension.
We acknowledge that the applicant "is open to the idea" of improving the 50 -foot Homestead
Road right-of-way to the extension of Kakahiaka Street if it is deemed to improve traffic
circulation in the area. We also acknowledge and appreciate that the applicant intends to
construct housing that, based on current interest rates, will cost less than $262,700, and that at
least 75% of the units will be offered to owner -occupants in accordance with Chapter 514, Hawaii
Revised Statutes, relating to Condominium Property Regimes.
There are, however, several concerns related to traffic issues that were not discussed in the
application, and we believe they should be addressed.
Effect on Hwy 19 and Hwy 190 Traffic
Although the applicant indicates that access will be provided through the Kahakiaka Street
extension, that road intersects with Ka'iminani, the connector road intersecting with Hwy 19 and
Hwy 190. But, the TIAR accompanying the application failed to discuss the effect of this
NA
development on those intersections and those highways, which are already severely congested.
Adding at least 100 vehicles to the morning and afternoon "rush hour" traffic will exacerbate an
already intolerable traffic situation on both Hwy 19 and 190, and the intersection of Hwy 190 and
Ka'iminani is particularly dangerous in that is not signalized.
School Transportation
We note that the application fails to mention the need for school transportation, which will be
required given the proposal to construct 100 two-bedroom housing units "at prices affordable to
families...." We leave it to the Department of Education to comment on the project's effect on
schools, but point out that school bus transportation will add to traffic woes on Hwy 19 and 190
and their intersections with Ka'iminani, and that the site plan, not yet provided, should assure
maximum safety for school children.
Bike and Walking Paths
Similarly, the site plan should include safe bike and walking paths for residents.
Recommendations
The Kona Traffic Safety Committee urges that the applicant be required to report on: 1) the
project's effect on Hwy 19 and Hwy 190 traffic and intersections with Ka'iminani, given the many
other proposed and planned development projects along Hwy 19 between Kailua town and the
airport; and 2) on the planned accommodations for school bus transportation. If, as we anticipate,
the added traffic will further exacerbate congestion in the area, this project should be postponed
until planned improvements to Hwy 19 between Honokohau Harbor and the airport are completed
by the State Department of Transportation, and the Hwy 1 90/Ka'iminani intersection is
signalized.
Sincerely yours,
Joel E. Gimpel
Chair. Public Affairs
WILLIAM L. MOORE PLANNING
159 HALM STREET
HILO, HAWAII 96720
(808)935-0311/Fax(808)934-0162
WLM—Planning@verizon.net
June 1, 2004
Christopher J. Yuen, Director
County of Hawaii Planning Department
25 Aupum Street
Hilo, Hawaii 96720
Dear Mr. Yuen:
Subject: Westpro Development, Inc.
Change of Zone Request from A -5a to RM -4 (REZ 04-004)
State Land Use Boundary Amendment Request - A to U (SLU 04-001)
TMK: 7-3-010: Portion of 003; North Kona, Hawaii Island
PM? 7 37
This is to follow up on my conversation with your staff regarding the project description. Please
note that the proposed development plan includes a total of eight (8) eight-plex structures and nine
(9) four-plex structures for a total of 100 units within the project area. This is consistent with the
notes on the Site Plan that was submitted as part of the application.
I hope this clarifies the development concept of the proposed Lokahi Kau project. Please call me
if you have any questions on this matter.
Sincerely,
William L. Moore
attachments
cc: Westpro Development
t &y"a
WILLIAM L. MOORE PLANNING
159 HALAI STREET
HILO, HAwAu 96720
(808)935-0311/Fax(808)934-0162
<; i, I,�TLM_Planning@verizon.net
,.�t 11 q L ) ITLM—Planning@verizon.net
2, 200 �J i
4� , Al;
Christopher J. Yuen, Director
County of Hawaii Planning Department
25 Aupuni Street
Hilo, Hawaii 96720
Dear Mr. Yuen:
Subject: Westpro Development, Inc.
Change of Zone Request from A -5a to RM -4 (REZ 04-004)
State Land Use Boundary Amendment Request - Agricultural to Urban
TMK: 7-3-010: Portion of 003; North Kona, Hawaii Island
Attached for your information is a copy of the Botanical Survey for the entire 50 acre parcel, of
which the ten (10) acre project site is a portion. In reviewing the survey report, we noted that we
had mistakenly cited another survey in our Environmental Report transmitted on February 26,
2004. However, the findings and conclusions of the report related to the lack of threatened or
endangered species is still valid.
Accordingly, this is to update and supersedes Section V., of the Environmental Report related to
Environmental Considerations as follows:
D. Flora and Fauna
A botanical survey of the entire fifty (50) acre parcel, including the ten (10) acre
project site was conducted on August 14, 2003 by Char & Associates. The
following is the Discussion and Recommendation from the Survey Report:
The vegetation on the project site is dominated by the introduced fountain grass
and koa haole. Native plants tend to be associated with the Wa and rocky
outcroppings. Some areas on the north half of the property have been burned in
the past as well as bulldozed. A total of 28 plant species were inventoried on the
±50 acre Lokahi Kau project site. Of these, 17 (61%) are introduced species.
Introduced or alien species are all of those plants brought to the Hawaiian Islands
by humans, intentionally or accidently, after Western contact, that is, Cooks
arrival in the islands in 1778. Native species numbered 10. Of these, eight (8) are
indigenous, i.e., native to the Hawaiian Islands and elsewhere and two (2) are
endemic, i.e., native only to the Hawaiian Islands. The endemic species are
maiapilo and lama. One species, the noni, is originally of Polynesian
introduction.
Christopher J. Yuen
June 2, 2004
Page No. 2
An intensive search was made of the project site as endangered species are known
from the adjacent Pu'uhonua Estates subdivision (Linney and Char 1988). One
small tree of the endangered uhiuhi (Caesalpinia kavaiensis) occurs at the 800 -
foot elevation on the 'a'a rockpile. Several plants of the ko'oko'olau idens
micrantha subspecies ctenonhvlla), a candidate endangered species, also occur on
the upper elevation portions of the proposed [Pu'uhonua Estates] subdivision on
'a'a substrate.
None of these plants were observed within the Lokahi Kau project site, not did we
find any other threatened or endangered species (U.S. Fish and Wildlife Service
1999b). The maiapilo is considered a species of concern, but is of low priority as
it is widespread throughout West Hawaii and also occurs on other islands (U.S,
Fish & Wildlife Service 1999a; Wagner et al. 1999).
Given these findings, the proposed development of the site is not expected to have
a significant effect on the botanical resources. It is recommended that native
plants be considered for landscaping, especially on the common areas. Native
plants found on the project site and in the West Hawaii region are adapted to the
dry climatic conditions and lack of deep soil. Native plants suitable for
landscaping and already on the project site include 'alahe'e', 'a ali'i, 'ilima,
maiapilo and lama. The Kona Outdoor Circle uses native plants for landscaping
around their office and should be consulted for additional native landscaping
material. Native plants are also available for purchase form some nurseries and
also from the Amy Greenwell Botanic Garden in Captain Cook.
Please call me if you have any questions on this matter.
Sincerely,
4pr William L. Moore
attachments
cc: Westpro Development
WILLIAM L. MOORE PLANNING
159 HALAI STREET
HILO, HAWAII 96720
(808)935-0311/Fax (808) 934-0162
WLM—Planning@verizon.net
June 9, 2004
Galen M. Kuba, Division Chief
Department of Public Works
Engineering Division
101 Pauahi Street
Hilo, Hawaii, 96720
Subject: Change of Zone Application (REZ 04-001
SLU Boundary Amendment (SLU 04-001)
Westpro Development, Inc.
TMK: 7-3-010: Portion of 003
Dear Mr. Kuba,
This is in response to your memorandum to the Planning Department, dated May 6, 2004,
regarding the above cited State Land Use Boundary Amendment and Change of Zone
applications.
Please be informed that the requirements of the County Code will be complied with relating to
the proposed development of the subject property. More specifically, in response to the specific
areas of concerns, the applicant agrees to the following:
Drainage:
The applicant will comply with the drainage requirements of the County, including
appropriate disposal of generated run-off. The applicant acknowledges that the area is
within Zone X according to the Flood Insurance Rate Maps.
Earthwork:
The applicant agrees that should any earthwork be undertaken, the work shall conform
with the requirements of Chapter 10 of the Hawaii County Code relating to Erosion and
Sedimentation Control.
Roads and Traffic:
Please be informed that Kakahiaka Street is being extended to the south boundary of the
50 -acre parcel as part of an on-going subdivision application. No further roads are
proposed for this action.
Galen M. Kuba
June 9, 2004
Page No. 2
With respect to Kahahiaka Street improvements, the applicant has no objections to the
provision of sidewalk improvements along the frontage of the project site. Furthermore,
it is willing to -provide a continuous sidewalk on one side of Kakahiaka Street to the park
to be built in Lokahi Makai Subdivision
The Traffic Impact Analysis Report (TIAR) that was provided for this project area
provided a cumulative analysis of the possible development of the 50 -acre parcel of
which the subject area is a portion, as well as the adjacent Lokahi Subdivision. The
actual development proposed at this time is a 100 -unit affordable housing project. In this
regard, we believe we have provided a reasonable assessment of the traffic impacts that
will result from this development.
The applicant acknowledges that additional road improvements will be required for this
portion of Kailua as the area continues to develop including the possible development of
the Homestead Road to provide an alternative route to this area. However, at this time,
the proposed 100 -unit project cannot support the construction of these improvements and
remain as an "affordable" development. In this regard, we are willing to work with the
County to identify a reasonable road fair share contribution, given the overall goal of this
project to provide affordable housing opportunities for people who work in the North
Kona/South Kohala region.
Thank you for your comments on this matter.
Sincerely,
�
WBOG(JQ
� ��VLCSs `„
William L. Moore
cc: Westpro Development, Inc.
Christopher J. Yuen, Planning Director
Kiran Emler, DPW Engineering -Kona
WILLIAM L. MOORS PLANNING
159 HALAI STREET
HILO, HAWAII 96720
(808) 935-031 I/Fax (808) 934-0162
WLM_Planning@verizon.net
June 9, 2004
Milton D. Pavao, Manager
Department of Water Supply
345 Kekuanaoa Street, Suite 20
Hilo. Hawaii 96720
Dear Mr. Pavao:
Subject: Change of Zone Application (REZ 04-001
SLU Boundary Amendment (SLU 04-001)
Westpro Development, Inc. - TMK: 7-3-010: Portion of 003
This is in response to your memorandum to the Planning Department, dated June 1, 2004
regarding the above cited State Land Use Boundary Amendment and Change of Zone
applications.
Please be informed that the applicant is agreeable with the proposed condition with one change
in Paragraph 3. The proposed revision is shown in Ramseyer format with changes underlined
and deletions in brackets.
3. The actual development of the water source and its transmission, storage, and
distribution system shall be developed in conjunction with the Final Plan Approval or
Final Subdivision Approval, whichever is applicable. In lieu of actual construction of
these improvements, the applicant may enter into an agreement with the County to
assure that the infrastructure improvements will be constructed together with the
appropriate bond, surety or other security deemed acceptable by the County. Upon
execution of such agreement and/or filing of the security with the County, Final Plan
Approval or Final Subdivision Approval shall be granted prior to the actual
construction of requirement improvements, provided further that occupancy permits
for [and final approval efl any residential structures shall not be issued until the
approved water source is developed and its transmissions, storage, and distribution
system for such source to the subject property has been constructed and accepted for
dedication by the Water board.
Thank you for your comments on this matter.
Sincerely,
ryry����
WA6W
William L. Moore
cc. Westpro Development, [tic.
- Christopher J. Yuen, Planning Director
WILLIAM L. MOORE PLANNING
159 HALAI STREET
HILo, HAWAII 96720
(808)935-0311/Fax (808) 934-0162
WLM—Planning@verizon.net
June 9. 2004
Rodney K. Haraga, Director
State of Hawaii
Department of Transportation
869 Punchbowl Street
Honolulu, Hawaii 96813-5097
Subject: Change of Zone Application (REZ 04-001
SLU Boundary Amendment (SLU 04-001)
Westpro Development, Inc.
TMK: 7-3-010: Portion of 003
Dear Mr. Haraga,
This is in response to your letter to the Planning Department, dated April 25, 2004, regarding
the above cited State Land Use Boundary Amendment and Change of Zone applications.
The Traffic Impact Analysis Report (TIAR) that was provided for this project area provided a
cumulative analysis of the possible development of parcel 50 of which the subject area is a
portion, as well as the adjacent Lokahi Subdivision. The actual development contemplated at
this time is a 100 -unit affordable housing project. In this regard, we believe we have provided a
reasonable assessment of the traffic impacts that will result from this development.
We further understand that as future development is contemplated for the remainder of the 50 -
acre parcel, additional traffic analysis will be required to identify and address traffic impacts.
With respect to the regional fair share assessments, we are willing to work with the County to
identify a reasonable road fair share contribution, given the overall goal of this project to provide
affordable housing opportunities for people who work in the North Kona/South Kohala region.
Thank you for your comments on this matter.
Sincerely,
lliam L. Moore
cc : Westpro Development, Inc.
a/C'hristopher J. Yuen, Planning Director
WILLIAM L. MOORE PLANNING
159 HALAI STREET
HILo, HA WAII 96720
(808)935-0311/Fax(808)934-0162
WLM—Planning@verizon.net
June 9, 2004
Thomas J. Hickcox,
Assistant Police Chief, Area II Operations
349 Kapiolani Street
Hilo, Hawaii 96720-3998
Subject: Change of Zone Application (REZ 04-001
SLU Boundary Amendment (SLU 04-001)
Westpro Development, Inc.
TMK: 7-3-010: Portion of 003
Dear Assistant Chief Hickox:
This is in response to your memorandum to the Planning Department, dated March 29, 2004,
regarding the above cited State Land Use Boundary Amendment and Change of Zone
applications.
The Traffic Impact Analysis Report (TIAR) that was provided for this project area provided a
cumulative analysis of the possible development of the 50 -acre parcel of which the subject area
is a portion, as well as the adjacent Westpro Lokahi Subdivision. The actual development
proposed at this time is a 100 -unit affordable housing project. In this regard, we believe we have
provided a reasonable assessment of the traffic impacts that will result from this development.
Thank you for your comments on this matter.
Sincerely, �a p
William L. Moore
cc: Westpro Development, Inc.
Christopher J. Yuen, Planning Director
WILLIAM L. MOORE PLANNING
159 HALAI STREET
HILO, HAWAII 96720
(808)935-031]/Fax(808)934-0162
WLM_Planning@verizon.net
June 9. 2004
Joel E. Gimpel, Chair Public Affairs
Kona Traffic Safety Committee
77-180 Kekau Place
Kailua-Kona, Hawaii 96740
Subject: Change of Zone Application (REZ 04-001
SLU Boundary Amendment (SLU 04-001)
Westpro Development, Inc.; TMK: 7-3-010: Portion of 003
Dear Mr. Gimpel,
This is in response to your letter to the Planning Department, dated April 25, 2004, regarding
the above cited State Land Use Boundary Amendment and Change of Zone applications.
The Traffic Impact Analysis Report (TIAR) that was provided for this project area provided a
cumulative analysis of the possible development of 50 -acre parcel of which the subject area is a
portion, as well as the adjacent Lokahi Subdivision. The actual development proposed at this
time is a 100 -unit affordable house project. In this regard, we believe we have provided a
reasonable assessment of the traffic impacts that will result from this development.
With respect to Kahahiaka Street improvements, the applicant has no objections to the provision
of sidewalk improvements along the frontage of the project site. Furthermore, it is willing to
construct sidewalk improvements along one side of Kakahiaka Street to the proposed park site
within the adjacent development to the north.
In addition, the applicant is willing to work with the Department of Education and the
Department of Public Works to identify appropriate accommodations for school bus
transportation, if any. In this regard, we are also willing to include the Kona Traffic Safety
Committee in these discussions.
Thank you for your comments on this matter.
Sincerely,
0J'&0-- l ot4'
William L. Moore
cc Westpro Development, Inc.
--C'hn�topherJ. Yuen, Planning Director