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HomeMy WebLinkAboutREP PC 061 06/03/1997 1996-1998 - REPORT OF THE COMMITTEE ON PLANNING DATE: June 3, 1997 Re: C-330 PLACE: Councilroom TIME: 2:45 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 96, transmitted by Mayor Stephen K. Yamashiro per Communication No. 330, dated May 20, 1997, regazding the change of zone request by Gentry-Pacific, Ltd. at Kahua 1st, North Kohala, Hawaii, TMK: 5-9-01:08, reports as follows: Bill No. 96 amends Section 25-8-7 (North and South Kohala Districts Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, by changing the district classification for approximately 37.88 acres of land from the Agricultural (A-Sa) to Single Family Residential (RS-15) zoned district. The subject property is located on the makai side of Akoni Pule Highway directly across the entrance to Kohala Ranch and three miles northwest of Kawaihae where the applicant proposes to develop a gated 50-lot single family residential development ranging from 15,000 squaze feet to I+ acres in size. Originally, the applicant explored the development of the subject property and the adjoining property consisting of a total of 102+ acres of land into either a 206+ -lot residential subdivision with lots ranging from 10,000 to 15,000 square feet in size or a retreat resort complex. The retreat resort would have consisted of 401odging units housed in a number of detached structures; a cultural center and 165+ single family residential lots. However, due to a number of factors, the applicant decided to scale down the proposed plan in terms of land area and density. Access to the subject property is from Akoni Pule Highway, a state owned highway with pavement width varying between 30 and 40 feet within an 80-foot wide right-of--way. Soils within the subject property have been classified as "E" or Very Poor for agricultural productivity by the Land Study Bureau's Detailed Land Classification System and the soils within the subject property are unclassified by the Agricultural Lands of Importance to the State of Hawaii (ALISH) system. Kahua Ranch Ltd. and Ponoholo Ranch ltd. (K-P) have an agreement with Kohala Ranch Water Company (formerly Kohala Joint Venture). Under the terms of the agreement, K-P has an allocation of a maximum of 190,000 gallons per day, of which 76,000 gallons per day is assigned from K-P to the applicant. Based on the current Department of Water Supply standazd, each lot would require 600 gallons per day. The 50-lot development would require 30,000 gallons per day. PC REPORT NO. 61 PC- 61 Page 2 June 3, 1997 An avifaunal and mammal survey was conducted by Philip L. Bruner. Fauna consists of introduced species of birds and mammal pests. No endemic birds were recorded on the subject property, although short-eazed owl or Pueo and the endangered Hawaiian Hawk or'Io may on rare occasions be seen in this area. Three Pacific Golden Plover were recorded during survey, although none was observed. The Ruddy Turnstone and the Wandering Tattler may also occur on the shoreline. Feral mammal which include the mongoose, and cats were found. A botanical survey was conducted by Char and Associates which found a total of 29 plant species during the field studies. Of the plant species, 24 aze introduced or alien species and 5 aze native. Of the natives, 4 are indigenous and 1 is endemic. The native plants aze: pili grass, pau o Hi'iaka, 'ilima, alena, and'uhaloa. None of the plants which were inventoried aze listed as threatened or endangered species. An archaeological inventory survey was conducted by Paul H. Rosendahl, Ph.D., Inc. for the subject property. The survey identified 68 sites consisting of 177 discrete features within the two parcels. It appears that there aze at least 40 sites on the subject property. Fifty two of the 68 sites where identified as significant solely for information content. Of the 52 sites, 8 sites were deemed "no further work required" while the other 44 required further data collection. Four sites have been identified as containing human burials and five sites have been assessed as having possible burials. These sites aze recommended for further data collection. Although the ala loa or other mauka-makai trails were identified on a tax map and eazlier subdivision maps for the area, a field inspection confirmed the general lack of trails in the subject property. A pedestrian inspection was conducted to determine if any portion of a jeep road that crosses the coastal portion of the subject property could be identified as the ala loa trail. The road was identified as "Mahukona-Kawaihae Trail (Jeep Trail) Alaloa". However, no evidence was found to indicate that the jeep trail is located on the site of the ala loa trail. The road has been used for an extended period of time and has probably been leveled and repaired, using heavy equipment at the same time. If the road did indeed follow the original path of the trail, all traces of it have been obliterated by long-term use and alteration. Situated mauka of the subject property are the Kohala Estates, Kohala Ranch and Kohala By the Sea subdivisions. These large agricultural lot subdivisions range in size from 1 and 3 acres to 20+ acres and were developed over the past 20 yeazs. Kohala Waterfront Joint Venture is located southeast of the subject property which proposes to construct a 50-lot single family residential subdivision on property zoned RM-4. Property to the northwest is owned by the State of Hawaii. The subject property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. There aze no significant drainage ways on the subject property. PC REPORT NO. 61 PC- 61 Page 3 June 3, 1997 Although there aze no perennial streams or surface water features on the subject property, seven major drainage ways carry a lazge volume of water from the mauka watershed to the ocean during rare prolonged rainy periods. A study, assessing the potential impact of fertilizers and pesticides on the subject property, was conducted by Charles L. Murdoch and Richazd E. Green. The study concluded that there is no reason to expect any significant adverse impact of chemicals on the quality of the shoreline water and added that there will be no significant negative impact on the groundwater aquifer even if small quantities of chemicals aze leached to the water table. Your Committee concurs with the following reasons by the Planning Commission and the Planning Director for recommending a favorable consideration for the change of zone request: 1. The zone request conforms with the goals, policies and standazds of the General Plan. 2. The proposed reclassification is consistent with General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates the azea for Low Density Urban. 3. All essential services and utilities, including water, wastewater and roadways aze available to the subject property. Public testimony expressed their concerns relating to public shoreline access from the subject property's northern boundary due to an existing trail. In response to the public testimony of an existing mauka-makal trail, the applicant's representative noted as stated in the azchaeological report by Paul Rosendahl's firm, that amauka-makai trail could not be found. However, an existing lateral trail running pazallel to the shoreline called the Mahukona-Kawaihae Trail (also called the Alaloa Trail and the Ala Kahakai Trail), was recorded in the land court as a 6-foot wide lateral access running the length of the subject property. The applicant is proposing a public shoreline access on the subject property's southern boundary. Because the adjacent pazcel of the subject property's northern boundary is state-owned land, shoreline access would also he available to the coastline. Proposed conditions in the applicant's SMA permit requires increasing the 6-foot wide access to a 10-foot wide access. In expressing some concern relating to the applicant's water commitment with Kohala Ranch Water Company for 76,000 gallons per day, Your Committee wanted some kind of mechanism to ensure that water usage to other surrounding property owners would not be compromised. PC REPORT NO. 61 ~ , PC- 61 Page 4 June 3, 1997 Your Committee also expressed its concern to the visual impact of the proposed development. In preserving view planes, the Planning Commission proposes a requirement in the applicant's SMA permit fora 100-foot building setback from the subject property's front property line along Akoni Pule Highway. However, the applicant is requesting reducing the setback to fifty feet because of the proposed density for the subject property. It was suggested that members of Your Committee attend the Planning Commission's site visit for the proposed development which is scheduled on June 12, 1997 at 9:00 a.m. Your Committee amended Bill No. 96 by including conditions and language used consistently in similar zoning bills. Other amendments included: 1. Clarifying Condition E relating to water requirements for the subject property; 2. Clarifying Condition F, G, and H relating to roadway improvements; 3. Adding a new condition relating to public shoreline access; and 4. Adding a new condition relating to the bonding of infrastructural improvements. Your Committee on Planning is in accord with the intent and purpose of Bill No. 96, Draft 2, and recommends that it pass first reading. CES AYES NOES A&E EX Respectfully submitted LEiTE~An-T000 X COMMITTEE ON PLANTjijNG TYLER X i ~ ~ i , CHUNG X i~ "l-f % i_ ~~/.amt L?i~~ REYNOLns x `'BC) B~Y JEAN LF?ITHEAD-TODD, CHAIR SANTANGELO sM~TH x PC REPORT NO. 61 YAGONG X ADOPTF,D: d~ I ~ '~9Z ARAKAKI E.O.M. J{