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HomeMy WebLinkAboutCOM 0566.000-Part 2 of 3 1998-2000 • `'2 'qq 3111.. 2(� t f 1 9 c 1 • ,. MANINI'OWALI RESIDENTIAL° COMMUNITY North Kona District, Island of Hawaii • • yvx } 4:h:: Y:S ••£, iYi:: '::`T:fi iYi::a� {:iti l•?i::} }S }:: } :y >: iii:Y... :: :•::::::: {•:• }:•::: is ::::::::::::::.v::. .:..:.:.Y:.1 :..iv: .... ' .•, AX };:ll.•�•':•l'•:Vi•:Y :l %Hy�.•I Vh.� \ }::Y Y: {.;: f.•�n :.Vn, :..::ti•�f ••.4!•. V• 1N \44v4 \!A':. ]iii { \'r }4••. 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'Y,.:io-'•�' <t;::'}. : {'i;$?ti: }, }:::• }: }.,� •' }•vi. ti: : vi. }} r: : r•: v } •A. , <:,v,:ti:i. ;,:ti•:t v: ii:t' .t;• ::::,: i F :!{ry ; } •}iv: { lr, ���.y� 1 • .} C4 } >ni• >r.;0 } };:: : •f.•i'.::�•. . ., : is ' ?.:.;{r}: {; i;.}:: :::::;r:}:;:r >:'S•i. • : L ♦ :: : 4•J.4 yL . } .4• • , M`l { $G v.:}`i� : L v ; v i n •. • ' }:;:; ... ... : : : ::e .n .• } }: \ ; :•:= ::•. •• r; C• v3 rFL••: v! .:: . wX:: '; :a}ifY.v. { 'my"ni'::.t:w r :• .::...: . {:• } } }'. .... . t :C''.L- :•: } }:: " ♦w::•'fii{. .C FINAL ENV]RONMENTAL INIPACT STATEMENT 1 1 1 1 PREPARED FOR: - NORTH KONA DEVELOPMENT GROUP 1 PREPARED BY: GROUP 70 INTERNATIONAL, INC. ' FOR SUBMISSION TO: HAWAI'I COUNTY PLANNING DEPARTMENT ' SUBMITTED BY: ' —�, 1•4 .—I ' FRANCIS S. ODA, AIA, AICP • ITS: CHAIRMAN ' GROUP 70 INTERNATIONAL, INC. HONOLULU, HAWAII .' I INI'OWALI RESIDENTIAL COlaNITY F inal Environmental Impact Stat t• 0 • 1 ' TABLE OF CONTENTS VOLUME I PACE . Table of Contents i I List of Figures v List of Tables vi Essential Information vii I EXECUTIVE SUMMARY 1 ' 1.0 INTRODUCTION • 10 1.1 Development Summary 10 1.2 Location 11 ' 13 Background 11 1.4 Ownership and Description of the Property 17 1.5 Surrounding Land Uses 17 1 l 1.6 Purpose and Contents of the Environmental Assessment 18 2.0 PROJECT DESCRIPTION • 19 1i 2.1 Master Plan Development Goals 1 9 2.1.1 Residential Component 19 2.1.2 Golf Course 19 I 2.1.3 Clubhouse 22 2.1.4 Driving Range 22 2.1.5 Golf Course Maintenance Area 22 i 2.1.6 Tennis Facility 72 1 ' 2.1.7 Entrance and Circulation Network 22 2.1.8 Wastewater Treatment Facility 23 2.1.9 Potable Water System 2 3 ' 2.1.10 Non - Potable Water System 23 2.1.11 Drainage Facilities 27 2.1.12 Solid Waste Disposal 27 ' 2.1.13 Other Utilities 27 2.2 Construction Activities 27 2.2.1 Vegetation Clearing and Grubbing 27 I 2.2.2 Grading (Cut and Fill) 28 2.2.3 Excavations 28 2.2.4 Rock Removal 28 I 2.2.5 Construction of Buildings and Roadways 28 2.2.6 Planting and Landscaping 29 II I -i- 1 , 411 'OWA.LI Environmental RESIDENTIAL Impact St C UNITY ent ' • • 8 1 VOJ L I THE 1 PACE • 2.3 Market Demand 29 2.3.1 Residential Component 2 9 2.3.2 Golf Course 31 ' 2.4 Preservation of Natural Resources and Archaeological Features 31 2.5 Public Access to the Shoreline 32 2.6 Development Timetable 32 ' 2.7 Approximate Infrastructure Costs 32 3.0 LAND USE AND ZONING CONTROLS 34 3.1 State of Hawai'i 34 ' 3.1.1 State Land Use Boundary Amendment 34 3.1.2 Conservation District Use Permit 34 , 3.2 County of Hawaii 34 3.2.1 General Plan /LUPAG Amendments 34 3.2.2 Zoning 34 3.2.3 Special Management Area Use Permit 37 ' 3.2.4 New Water Source Development 37 3.3 Other Required Approvals . 37 4.0 DESCRIPTION OF ENVIRONMENTAL SETTING, , ANTICIPATED IMPACTS, AND RECOMMENDED MITIGATIVE MEASURES 38 ' 4.1 Climate 38 4.2 Topography 39 4.3 Soil Types and Agricultural Capability 40 , 4.4 Drainage and Runoff Water Quality 42 4.4.1 Drainage Condition 43 4.4.2 Storm Runoff Water Quality 46 4.5 Groundwater Resources 50 ' 4.6 Marine Resources and Water Quality 60 4.7 Natural Hazards 67 ' 4.8 Vegetation 68 4.9 Wildlife 70 4.10 Archaeological and Historic Resources 7 3 4.11 Roadways and Traffic 78 ' 4.12 Noise 89 4.13 Air Quality 94 4.14 Visual Resources 99 1 4.15 Social and Economic Characteristics 106 4.15.1 Population 106 , 4.15.2 Lifestyles and Community Issues 109 4.15.3 Economic Activities and Employment 111 4.15.4 Government Revenues and Expenditures 114 ' 4.15.5 Housing 116' _ii. 1 . 1 Nn'OWAEDNTA UNITY 1 • I Enviro RSIE Impac St CO nt• is • 1 ' VOLUME I P AGE 1 4.16 Infrastructure 118 4.16.1 Roadways 118 4.16.2 Potable and Brackish Water 119 ' 4.16.3 Wastewater 120 4.16.4 Drainage Facilities 122 4.16.5 Solid Waste Disposal Facilities 122 ' 4.16.6 Electrical Power 123 4.16.7 Telephone 124 4.17 Public Services 124 ' 4.17.1 Postal Service 124 4.17.2 Police Protection 125 4.17.3 Fire Protection 125 I 4.17.4 Health Care Services 126 4.17.5 Schools 127 4.17.6 Recreational Facilities 128 I 4.18 Cumulative Impacts 129 4.19 Unavoidable Adverse Impacts 134 4.19.1 Unavoidable Adverse Short -term Impacts 134 I 4.19.2 Unavoidable Adverse Long -term Impacts 135 4.20 Irreversible and Irretrievable Commitments of Resources 136 I 5.0 ALTERNATIVES 137 5.1 No Action Alternative 137 5.2 Residential Subdivision Alternative 138 53 36 -Hole Golf Course Alternative 140 I 6.0 RELATIONSHIP TO EXISTING POLICIES AND PLANS FOR THE AREA. 143 1 6.1 Hawai'i State Plan 143 6.2 Hawai'i State Plan Functional Plans 152 6.3 County of Hawaii General Plan 158 1 6.4 Hawai'i Coastal Zone Management Program 162 6.5 Special Management Rules and Regulations of the County of Hawai'i 163 1 . 6.6 Community/Regional Plans 165 7.0 SUMMARY OF UNRESOLVED ISSUES 172 1 8.0 CONSULTED PARTIES, LIST OF PREPARERS, COMMENTS AND RESPONSES 173 1 . 1 -iii - 1 ANINFOWALI RESIDENTIAL C UNITY •Final Environmental Impact Stt ent• , • • 1 VOLUME 11 9.0 TECHNICAL APPENDICES ' A. Market Study: Manini'owali Residential Community, John Zapotocky, October, 1991. ' B. Engineering Report for Manini owali Residential Community, Tax Map Key: 7 -2 -04, portion 3, At Manini'owali, North Kona, Hawaii, Park Engineering, October, 1991. C. Environmental Aspects of Storm Water Runoff: Manini'owali Residential 1 Community, North Kona Hawaii, Gordon L. Dugan, Ph.D., June 1991. D. Environmental Assessment of Fertilizer. Herbicide and Pesticide Use on the ' Proposed Manini'owali Golf Course, Charles L. Murdoch, Ph.D. and Richard E. Green, Ph.D., March, 1991. E. Water Resources and Supply for the Manini'owali Residential Community, North Kona District, Island of Hawaii, Waimea Water Services, October, 1991. R Groundwater Impact Assessment for Maniniowali, Hawaii, Oceanit Laboratories, 1 Inc., October, 1991. • G. Marine Environmental Assessment for Maniniowali, Hawaii, Oceanit Laboratories, ' Inc., October, 1991. H Botanical Survey: Manini'owali Project Site. North Kona, Island of Hawaii, Char & Associates, May 1991. I. Survey of the Avifauna and Feral Mammals at Awake'e / Manini'owali, North ' Kona, Hawaii, Phillip L. Bruner, October , 1990. J. Archaeological Inventory Survey of the Land Exchange Parcel in Manini'owali /Kuki'o 2 Ahupua'a, North Kona District, Hawaii Island, Bishop ' Museum, Applied Research Group, Public Archaeology Section, July, 1991. K. Traffic Impact Analysis Report for the Proposed Manini'owali Residential ' Community, The Traffic Management Consultant, October, 1991. L Environmental Noise Impact Assessment, Manini'owali Residential Community, 1 Hawaii County, Hawaii, Darby & Associates, July, 1991. M. Air Quality Study For the Proposed Manini'owali Residential Community Project, ' Barry D. Neal and Associates, October, 1991. N. Manini'owali Residential Community, Social Impact Assessment, Earthplan, October, 1991. O. Fiscal Impact Assessment, Manini'owali Residential Community, John Zapotocky, October, 1991. -iv - 1 i llI'OWADTIAL CO�UNITY ' •Final ANIN EnvironmentalLI RESI EN lmpact St ent• g • LIST OF FIGURES ' FIGURE BE PAGE 1 Hawai'i Location Map 12 1 2 Regional Location Map 13 3 Property Boundary Map 14 4 Exchange Parcels Map 15 ' 5 Conceptual Master Plan 20 6 Proposed Location for Brackish Water Wells 24 I 7 Schematic Layout of Proposed Water System 25 ' 8 State Land Use District Map 35 9 Proposed LUPAG Map 36 1 10 Soils Map 41 I 1 1 Coastal Features of Manini'owali 62 12 Vegetation Map 69 13 Archaeological Sites Overlayed on Conceptual Master Plan 74 14 2006 Peak Hour Traffic With and Without Project Traffic 85 I 15 Cumulative Peak Hour Traffic (Unsignalized) 86 ' 16 Proposed At -grade Intersection Improvement 88 17 Construction Activity Noise Levels 91 I 18 Location Map for Views of Project Site 100 I 19 View of the Project Site from Queen Ka'ahumanu Highway and View Toward the Project Site from Manini'owali Beach (Kua Bay) 101 I 20 View of the Project Site from 102 1 1 • ,ANINI'OWALI RESIDENTIAL CUNITY 1 •Final Environmental Impact S ent• 1 LIST OF TABLES 1 1 TABLE DILE PAGE 1 Master Plan Land Use Areas 21 1 2 Potable and Non - Potable Water Demand 26 ' 3 Order of Magnitude Infrastructure Costs 33 4 Storm Water Runoff Volumes 44 1 5 Summary of Significant Archaeological Sites 77 6 Sites Recommended for Permanent In -Situ Preservation 79 7 Existing Traffic Volumes and Levels -of- Service 81 ' 8 Trip Generation Summary 83 9 Air Quality Modeling Results 96 10 Projected Direct and Indirect Construction and Operational 113 ' Employment 11 Summary of State and County Fiscal Impacts 115 1 1 1 1 1 -vi - 1 1 * NINI'OWALI RESIDENTIAL CO>JNITY •Final Environmental Impact Stat nt• 1 ' ESSENTIAL INFORMATION PROJECT TEAM ' APPLICANT /OWNER: North Kona Development Group 2877 Kalakaua Avenue, Suite G.F. 1 Honolulu, HI 96815 ' Contact: Michael J. Hands Telephone: (808) 947 -4402 AGENT: Takeyama & Sullivan Attorneys at Law 1188 Bishop Street, Suite 1411 ' Honolulu, HI 96813 Contact: Jan N. Sullivan, Esq. Telephone: (808) 526 -2416 PLANNING CONSULTANT: Group 70 International Architects, Planners, Interior Designers 924 Bethel Street 1 Honolulu, HI 96813 Contact: Jeffrey H. Overton, AICP Telephone: (808) 523 -5866 1 1 1 1 1 1 1 . ' -vii 1 a • • F ■ ■ I ■ ■ ■ I^ ■ E ■ ■ ■ , �1 1 I1 EXECUTIVE SUMMARY 11 , I M /II'OWALI RESIDENTIAL COMM TY' 6 al Environmental Impact Stateme 1 1' EXECUTIVE SUMMARY I This Draft Environmental Impact Statement (Draft EIS) has been prepared to address the potential environmental impacts of the proposed Manini'owali Residential Community. It has been compiled to fulfill application requirements of the County of I Hawai'i Planning Department for a General Plan Amendment and for a petition to be filed with the State Land Use Commission for a change in land use designation from Conservation District to Urban District. 1 1 . This Executive Summary includes brief descriptions of the proposed project, beneficial and adverse impacts, proposed mitigative measures and alternatives. The project's I relationship to existing government policies and plans for the area is also discussed, along with required permits and approvals. Description of the Propoic Project I The proposed Manini'owali Residential Community is located about five miles north of the Ke -ahole Airport on 388 acres in the North Kona District of the Big 1 Island. The North Kona Development Group (NKDG), the applicant, is seeking the necessary government approvals to develop a residential community of 900 to 1,100 single - family and condominium homes planned around an 18 -hole golf course. Also I included in this development is a golf clubhouse, golf driving range, tennis center, preservation areas and I community park. The homes are intended to be sold for between $500,000 to over $1 million to buyers in Hawai'i and other U.S. states as I primary or retirement homes, and to U.S. and foreign residents seeking a second home in West Hawaii. 1 The project site is located approximately 1,000 feet from the ocean shoreline, located between the proposed Kaupulehu and Kuki'o (Hu'ehu'e Ranch) resort development properties to the north and the State land at Awake'e to the south and to the west, along 1 the shore. Queen Ka'ahumanu Highway borders the property's eastern boundary. The project site was acquired' from the State in a 1991 land exchange for a parcel on the coast at Awake'e. 1 The site has generally gently to moderately sloping terrain formed by relatively recent lava flows from 1801 and earlier. Pu'u Kuili at Awake'e is the dominant land form of this portion of the coast. Another small cinder cone pu'u is located at the northern end I of the subject property. The land is not suitable for agricultural cultivation. Vegetation is sparse, the majority of which is grassland composed of fountain grass with scattered kiawe trees. The mauka portion of the site is largely barren 'a 'a and pahoehoe flows. I Construction of the project's roads, utilities, golf course, and building sites will require site disturbances such as clearing, grubbing, grading, and excavation. Building 1 construction will involve the wastewater treatment facility, golf clubhouse, tennis center, maintenance building, and 900 to 1,100 residential units. Infrastructure 1 -1- 1 III • • x Mf NI'OWALI RESIDENTIAL COM1< I 1TY i �rlinal Environmental Impact Stateme... U • 4 ■ U ' requirements that will be constructed include: roadways; wastewater collection, treatment, and disposal facilities; potable.water and non - potable irrigation water supply . and distribution systems; and other utilities installations. U The proposed project will create' both beneficial and adverse effects on the natural and . human environment. 'A detailed description of the existing environmental conditions U was prepared for each environmental factor, and this was used as a background to assess potential benefits and adverse effects. . . Beneficial Impacts , , U - There are a number of features associated with this project that will be beneficial to IN residents of the Big Island, especially those in the West Hawaii region. Anticipated beneficial impacts of the proposed project are listed below. . 1. A new semi - private golf course will be developed on the site which will include U periods for public use. The golf clubhouse, complex will include a golf driving range, practice putting green, landscaped gardens, swimming pool, locker rooms, tennis courts, a convenience store, and parking facilities. U 2. As a condition of the land exchange, upon development of the project, NKDG is 01 required to provide an improved access . road to the State's shoreline wilderness U • park, and develop park facilities. As a result, more County residents will be able to use the excellent Manini'owali Beach at Kua Bay for recreation.. , , U 3. Approximately 10 percent of the project site will remain unaffected as natural areas to be contained within preservation areas. 'Preservation areas will be I protected from project development activities. Approximately, 65 percent of the U property will be natural and landscaped open space and outdoor recreational -uses. • . • 1 4. Archaeological resources have been inventoried on the property, and significant sites will be data recovered or preserved in accordance with DL_ NR -HPD and the County. All burials on the site will remain preserved in place. 1 U 5. Approximately 280 direct construction jobs will be created over the short -term period between 1994 and 2006, and approximately another 390 indirect jobs will be , created over the same period. , U 6. Approximately 108 direct operational•jobs will be created by time of anticipated 1 project completion in 2006. : U 7. Net annual fiscal benefits to the State government as a result of the project are expected to be $3.4 million (1991 dollars) annually by 2006. Net annual fiscal benefits to the County of Hawai'i are projected to be $5.5. million (1991 dollars) annually by 2006. • , . U -2 - 1 1 I M 'OWALI RESIDENTIAL COMM TY I eal Environmental Impact Statem d ' 8. Job training will be provided for interested local residents for positions available I at the Manini'owali community's golf course, clubhouse, tennis center, and maintenance operations. ' 9. Affordable housing units will be provided off -site. The number and location of the units will be determined in discussions with the State and County. Anticipated Short-term Adverse Impacts and Mitigative Measures Project development activities will involve the construction of the residences, golf course, roadways, utilities, and support facilities. Short -term construction- related I impacts on the environment will be generated by the project, and mitigative measures will be implemented to minimize these impacts. ' Anticipated short-term adverse impacts and mitigative measures are listed below. 1. Soils will be disturbed for grading and excavation, and additional soil will be I imported for golf course turf and landscaping ground cover. Some soil erosion will occur during construction but will be controlled on -site. An Erosion Control and Sedimentation Plan for the construction will be prepared for the project, which must be approved by the County of Hawaii Department of Public Works. Proposed mitigation will include soils management measures and drainage controls that will minimize soil erosion and control it on -site. 1 2. Introduced wildlife species occurring in areas of the project site that will be cleared for construction will be displaced temporarily to undisturbed areas. Landscape I plantings are expected to provide a permanent replacement habitat for some wildlife types. Some native plant species which require less water will be among the species of new landscape plantings. Over 250 acres of the site will be either undisturbed land, landscaped areas and golf course, all of which provide habitat areas for wildlife. 3. Trucks and worker vehicles will create a short-term effect on traffic conditions on local roadways, mainly Queen ICa'ahumanu Highway and its nearby intersections. Mitigative measures that will be implemented to minimize short -term traffic effects will include off -peak truck use of highways, and possibly staggered worker ' start and finish times. 4. Noise will be generated by construction activities on the project site. Compliance I with existing State and County regulations will mitigate construction noise generated by the project to acceptable levels. Rock removal by blasting may be required, which will be accomplished with use of a blast mat to direct the ' explosive energy into the rock, muffling the airborne pressure pulse and controlling flying debris. The blast will be perceived as a muffled "thump" sound and should cause negligible vibration through ground structures located in the I vicinity. I -3 - ' OM IT fi Environ OWALI RESIDENTIAL I C Stater Y b 5. Air quality will be affected by the generation of fugitive dust, and construction equipment and worker vehicle emissions. Dust conditions will be controlled by ' frequent watering of roadways, and equipment will be maintained in proper working order to minimize emissions. 6. Construction activities will be most visible at the entrance on the mauka section of the project site, along the access roadway through the middle of the site. The construction operations will be visible at several points, including the tennis center, entrance features, some residences, portions of the golf course, and the wastewater treatment facility. A 150 -foot setback from the Queen Ka'ahumanu Highway right -of -way is proposed, which will help buffer construction activities from the highway. Views of the construction operations on the site will be , minimized by proper equipment and materials storage, minimized vegetation clearing, expedient re- vegetation, and non - intrusive security lighting. 7. If the proposed project precedes construction of planned State improvements to Queen Ka'ahumanu Highway, modifications to the highway will be made to construct a temporary channelized intersection with the new project access road, including traffic signals if required. Highway construction will be limited to off - peak hours, and maintenance and protection of traffic will be undertaken according to Hawai'i Department of Transportation requirements. If the State's highway improvements precede the proposed project's construction activities, an unsignalized intersection to a frontage road is planned, and similar measures as those described above would be undertaken to maintain and protect traffic. 8. Emergency medical facilities in Kealakekua, Kailua -Kona, or Waimea may occasionally be utilized by sick or injured construction workers during the period 1 1994 to 2006. Anticipated Long -term Adverse Imparts and Mitigative Measures Once the Manini'owali Residential Community is completely developed and full operations are underway, some long -term adverse effects will have occurred or will continue to occur. Mitigative measures have also been proposed to minimize the long- 1 term adverse effects of the project. Anticipated long -term adverse impacts and proposed mitigative measures are listed below. 1. Grading of the most of the project site (315 to 325 acres) will affect most of the site's topography. Grading changes will only be undertaken where necessary and will be coordinated with drainage control improvements. A County of Hawai'i Grading Permit must be obtained prior to construction, and proposed grading changes will ' be fully reviewed and approved. NKDG will preserve the small cinder cone on the northern portion of the project site, some natural buffer areas, a historic trail segment and burial sites. 4- 1 ' MI'OWALI RESIDENTIAL COMM likal Environmental Impact Stateme d 1 ' 2. Minor contributions of fertilizer constituents and pesticides will enter storm water I runoff generated on the project site. Detention basins, drywells, landscaped areas, and golf course turf will collect this runoff during peak precipitation periods. Fertilizers and pesticides (approved types) will be carefully controlled in amounts I applied following an Integrated Pest Management (IPM) program No applications will be made preceding or during high precipitation periods. A Certified Golf Course Manager will supervise irrigation and maintenance activities. No impact on ocean water quality or marine life is expected. II 3. Minor concentrations of nitrates from treated wastewater effluent and fertilizer I and pesticides could enter groundwater through percolation of precipitation and irrigation water. Application of irrigation water, fertilizers, and pesticides will be carefully controlled by a Certified Golf Course Manager to avoid over - application. The installation of groundwater monitoring wells will be required to establish I baseline pre - project conditions and periodically assess groundwater quality to . detect potential degradation of the aquifer. ' 4. Pending permission from the State, approximately 1.09 mgd of non - potable water (average daily demand) will be withdrawn from the brackish water aquifer and utilized for both domestic purposes (after deslinization) and for irrigation I purposes. The Kiholo Aquifer has adequate excess capacity to supply this project well within its maximum sustainable yield. I 5. Approximately 315 to 325 acres of existing land will be cleared of vegetation in the course of constructing the proposed development. Extensive landscaping will be performed to re- establish vegetation across much of the area, including use of 1 native plant species. 6. Existing habitat for birds and other wildlife species will be affected over the 315 to I 325 acres of cleared areas. Some wildlife species will leave these areas, and relocate in adjacent open space areas within the project site, or neighboring sites, such as in the State parkland to the south and west (makai). Landscape plantings will re- ' establish some habitat areas in the golf course perimeter and other planted areas around roadways and buildings. 7. Slight amounts of irrigation water and fertilizer nutrients and pesticides will be ' introduced to the ocean through groundwater seepage underground. Restrictive fertilizer and pesticides application rates, as well as special design features for on - site containment, will minimize the effect of these chemicals on marine water ' quality and marine ecology. A preliminary baseline survey of ocean water quality has been made; additional water quality data will be collected along with ocean current measurements. Periodic ongoing ocean water quality monitoring surveys I will be conducted at the anchialine pond near Manini'owali Beach and offshore to assess actual water quality effects of the project. I 8. There are 25 significant archaeological sites in the project area. Significant sites will undergo archaeological data recovery or site preservation, in accordance with 1 -5- M I'OWALI RESIDENTIAL COMTY nal Environmental -Impact State. 1 DLNR- Historic Preservation Division and County recommendations Included among the preserved sites is a portion of a trail which will connect with the shoreline trail on State park property to the west, and will be open for public use. 9. If the proposed Manini'owali project precedes Queen Ka'ahumanu Highway improvements, the project will create a temporary, new intersection to the highway at the project access road. With or without the project, the highway at this intersection is projected to operate under capacity (at Level -of- Service E) during the AM and PM peak traffic hours. Turning /stacking lanes into, and from, the project access road would be installed to minimize delays associated with highway through- traffic. Eventually this project will be served by the expanded Queen Ka'ahumanu Highway, which will terminate the use of the at -grade intersection. • 10. Noise will be generated by vehicles traveling to and from the project on local roadways, and by the operation of the maintenance equipment. 11. Parts of the project will be visible from Queen Ka'ahumanu Highway and from some areas along the shoreline. However, due to distance and the slope of the land, the development will generally not be visible from Manini'owali Beach at Kua Bay. Visible elements of the project will include: the project entrance, the project access road, some residential structures and the peak of the clubhouse roofline. Sensitive building design and landscaping will minimize the visibility of structures, roadway features, and lighting.from the areas mauka of the project. 12. The population increase associated with Manini'owali is approximately 2,200 persons (full -time and part -time residents), which will represent approximately three percent of the region's population in 2006. 13. The project will create a maximum of seven tons per day of refuse for removal and disposal by a private carting firm at an appropriate County landfill, or other solid waste disposal facility. Property tax revenues generated by the project are expected to alleviate any shortage in the waste disposal facilities capacity due to the added demand caused by the project. 14. The area's existing elementary, intermediate, and high schools are already at capacity in student enrollment. According to State eduction officials, 135 school children would be added to local schools by the project, creating an impact on the capacity of area already over crowded schools. 15. Public services such as police and fire protection, emergency medical facilities, and 1 recreational facilities will be required by the project, but only a minor effect is expected on these services. Property tax.revenues generated by the project are expected to cover any increase in operational costs caused by the project. 1 -6 1 1 ' M I'OWALI RESIDENTIAL COMM fi eal Environmental Impact Stateme 8 1 Alternatives to the Proposed Project ' Three alternatives to the proposed project have been considered involving different land use and development concepts. These alternatives include: the no- action I alternative; a 2,000 -unit residential development; and a recreational alternative including two 18 -hole golf courses. Included below are brief discussions of each alternative, selected associated impacts, and a comparison with the proposed project. ' No Action Alternative: The no- action alternative would keep the project site in its present undeveloped condition. No beneficial or adverse effects would be generated by this alternative. The owner of the land would continue to pay property taxes for this ' land without gaining any return on the initial investment or tax payments. Archaeological sites on the property would probably continue to be vandalized. In terms of environmental consequences, this alternative would create the least adverse and I beneficial effects of all alternatives considered. There would continue to be limited public access to the site and the Kua Bay area. I Residential Subdivision Alternative: A residential subdivision could be developed utilizing most of the site at the same density as the proposed development. This project would result in twice as many homes (2,000) being built, as compared to the proposed I project, with corresponding increases for roads and utilities. Overall water demand would be about the same as with the proposed project, but a larger portion would be for potable water. There would be requirements for approximately twice the wastewater I collection, treatment, and disposal facilities to support the entire development, with disposal by injection or other non -golf course method. Traffic generated by this development would create an over - capacity condition during the afternoon peak traffic I hour at the project access road intersection to Queen Ka'ahumanu Highway. Air quality would be slightly worse, but still within National and State EPA limits. Far fewer employment opportunities would be generated. As with the proposed project, the affordable housing requirement for this project would be satisfied on -site, with ', approximately 1,200 units, or 60 percent of the total residential development. In comparison to the proposed project, this alternative would create similar, or greater, environmental impacts, but without the benefits of recreational facilities development. I 36 -Hole Golf Course Alternative: The recreational alternative would involve development of two 18 -hole golf courses, clubhouse, driving range, and a golf course I maintenance facility. Approximately 350 acres would be developed, and impacts to topography and vegetation would be approximately the same as the proposed project. More than twice as much irrigation water would be required to irrigate the additional I golf course area, with minimal potable water requirements. Overall water consumption would be greater with this altemative. Vehicle traffic generated by the project would be much less with this alternative. Use of fertilizers and pesticides would be greater overall I with two golf courses than with the proposed project. Noise levels of traffic would be slightly less along Queen Ka'ahumanu Highway, and less air pollutants would be generated. No housing would be created by the recreational alternative, and property tax I revenues would be about one -fifth of those generated by the proposed project. The requirement for government services would also be appreciably less. In comparison to 1 -7 - 1 M I'OWALI RESIDENTIAL COM TY anal Environmental Impact Statem 8 1 the proposed project, the environmental impacts of this alternative would be similar and in some cases greater. • t.' - '.l 1•1 1 _x' 'I' '.. ._I! ' This Draft EIS includes a detailed discussion of how the proposed project is generally consistent with most existing State and County policies and plans for the area. Specific measures are being taken to minimize project plans which contradict any of these policies and plans. Plans and policies considered in this evaluation were: 1. Hawai'i State Plan Objectives and Policies, Priority Guidelines, and Functional Plans 2. County of Hawai'i General Plan 3. State of Hawai'i Coastal Zone Management Plan Program 4. Special Management Area Rules and Regulations of the County of Hawaii 5. West Hawai'i Regional Plan (1989) and earlier regional plans An extensive discussion of the project as compared to these policies and plans is contained in Section 6. Required Permits and Approvals ' Several "discretionary" permits and approvals will be required to implement the proposed project. These are as listed below with their related agencies. 1. State Land Use District Boundary Amendment From Conservation to Urban Agency: State Land Use Commission 2. Conservation District Use Application (CDUA) For subdivision of lands within a Conservation District Agency: Board of Land and Natural Resources 3. County of Hawai'i General Plan /LUPAG Map Amendment General Plan Land Use section: To include Manini'owali as an urban center Land Use Pattern Allocation Guide ( LUPAG) Map: From Conservation to Urban Expansion Agency: County Planning Department /County Council 4. Zoning District Change From Open to a Zoning Designation to be determined which allows medium density residential and golf course development Agency: County Planning Department /County Council 5. Special Management Area (SMA) Use Permit Agency: County Planning Commission ' 1 ' M-NI'OWALI RESIDENTIAL COMTY d nal Environmental Impact Statem 1 6. New Water Source Development Agency: State Department of Land and Natural Resources /Water Commission 7. Numerous other permits and approvals will be required from the State and the County. These actions are generally ministerial in nature; however, each is important in the overall success of the project. 1 Some of the permits at the State level include: • Department of Health Wastewater treatment facility • Department of Transportation Entrance from Queen Ka'ahumanu Highway 1 County of Hawaii approvals include: • Planning Department Subdivision and plan approvals 1 • Department of Water Supply Water source and distribution system 1 • Department of Public Works Building and grading permits 1 1 • 1 1 1 1 1 1 1 . 9 1 • • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 SECTION 1 - Introduction 1 INI'OWALI RESIDENTIAL COMITY I f t inal Environ Impact Sate 1 1.0 INTRODUCTION 1 Section 1 provides an introduction and background of the proposed development, I including location, ownership, and land use of surrounding properties. Detailed descriptions of the project are further described in the following sections. I LI. DEVELOPMENT SUMMARY Applicant /Land Owner: North Kona Development Group . 1 Property Location: North Kona Judicial District, County of Hawaii, • Manini'owali /Kuki'o 2 Ahupua'a. 1 Tax Map Key (TMK): Division 3, Zone 7, Section 2, Plat 04, Parcel por. 17 Land Area: 388.057 acres I Existing Land Use , State Land Use District: Conservation - General Subzone (97 %) and Resource Subzone (3 %) I County General Plan / LUPAG: Conservation /Open Area County Zoning: Open Special Management Area: Entire Site I Shoreline Setback: Property boundary is located approximately 1,000 feet mauka of the shoreline. 1 Existing Land Use: Vacant, with no physical improvements except portion of a dirt road accessed from Queen Ka'ahumanu Highway. Road leads to Kua Bay and is accessible to four -wheel drive 1 vehicles. Proposed Land Uses: Low- and medium- density residential subdivision of between 900 to 1,100 dwelling units in a mix of I approximately 700 single - family and 300 multi- family residences, 18 -hole golf course and clubhouse, tennis facility, and supporting infrastnicture. I Proposed Changes to Requested changes to the General Plan: the Hawaii County 1) Amend the General Plan Land Use section (p. 81) to 1 General Plan: include Manini owali /Kuki'o 2 as an urban center, and 2) Amend the LUPAG Map from the existing designation of Conservation to Urban Expansion. I Proposed Change to the Reclassification of 388.057 acres from the Conservation State Land Use District: District to the Urban District. 1 EIS Accepting Agency: County of Hawai'i Planning Department 1 -10- 1 . INI'OWALI RESIDENTIAL CO NITY Final Environmental Impact State t • 1.2 LOCATION 1 The subject property of Manini'owali/Kuki'o 2 *, owned by the Applicant, the North 1 Kona Development Group (NKDG), is situated in the North Kona Judicial District on the island of Hawai'i (Figure 1). The North Kona District lies on the western coast of the island, within the larger region known as West Hawai'i (Figure 2). The district's northern boundary is at Anaeho'omalu Bay and its southern boundary is at Kealakekua Bay. The inland boundaries of the district are defined by the land masses of Mauna Loa and Hualalai. The North Kona Judicial District includes Census Tracts 215 (Kailua- Kona) and 216 (the remainder of the district). Kailua -Kona, the second largest town in Hawai'i County, is the primary commercial center of the region. Secondary urban centers are found in the communities of Holualoa, Honalo, Kainaliu, Keauhou and ' Kalaoa. The NKDG property of Manini'owali (TMK: 7 -2 -04: por. 17) is bounded by the Queen Ka'ahumanu Highway to the east, State lands to the south and west, and the urban areas of Kuki'o 1 and Kaupulehu to the north (Figure 3). The site is approximately four miles north of Ke -ahole Airport, and located makai of the Queen Ka'ahumanu Highway. The property is located approximately 1,000 feet mauka of the shoreline which includes the sandy Manini'owali Beach at Kua Bay. To the south of the property is Pu'u Kuili, a natural landmark which rises above the general coastal landscape and is visible from the north and south approaches of the Highway. 1.3 BACKGROUND • NKDG acquired the 388 -acre Manini'owali parcel in April 1991 through exchange with 1 the State of Hawai'i pursuant to Section 171 -50; Hawai'i Revised Statutes. An Environmental Assessment was filed with the State Department of Land and Natural Resources (DLNR) in October 1990 addressing the details of the exchange (NKDG, October 1990). The subject Manini'owali parcel of 388 acres, formerly owned by the State of Hawaii, was exchanged for the adjacent land to the south at Awake'e totaling 333.817 acres, formerly owned by NKDG (Figure 4). The State's acquisition of Awake'e, while retaining the shoreline at Manini owali, consolidates their ownership of coastal lands in this area, and furthers their goal of developing a regional shoreline wilderness park along the North Kona coast from Keahole to Kua Bay. In turn, NKDG has acquired property adjacent to the Urban District lands of Kuki'o 1 and Kaupulehu where there is existing resort development and approved resort projects in various stages of implementation. • The ahupua'a known as Manini'owali /Kuki'o 2, extends over many miles from the coast to the • crest of Hualalai. Most of the land, except for the subject 388.057 acres owned by the North Kona Development Group, is owned by the State of Hawai'i. In this document, reference to Manini'owali generally identifies NKDG lands. The State's portions are identified as such, or as wilderness park land. Additionally,the Manini'owali parcel includes a portion of land known as Kuki'o 2. For the purposes of this document, the subject parcel is generally referred to as Manini'owali. 11 1 1 • • • 1 • awi ' •RTH i KO•• A -" - Honoka'a 1 `� Kawaihae ? aimea 1 ' SOUTH >f i i KOHAL I i Prix' � f/ NORTH LOCATION r ma i / HILO \ PROJECT / HAMAKUA , 9a ,, R �.i Y� e / i 'x°L�''3x n x.%x`.�iliti -� 4y 3�65� v5 �`,iS`® `Rx* / ' x �. , , �H t3 ��� i j % SOUTH K e -ahol wa �xa � € RTH ( HILO 1 F' *.CL 4 y $. 54�6� i K ailas - ��a� \ � Kona u 3. j a �.: ' �r ^ g �s� j i �• - ' Kea k •Hong . 4 PUNA 1 i ' KA'U 1 j i • S nun? Pahala •NA ' ..... / Punalu'u / LEGEND 1 Na'alehu F • -•-I District Boundaries 1 Ka Lae I--- -I Major Roadways I (South Point) so Towns ' .. Hawaii Location Map L Maw MANINTOWALI RESIDENTIAL COMMUNITY FIGURE I I - 12- a �, o E `� u �- o I \ u 1 ✓ > A . e p ...-- p �- , c---re ), z a4 X O O f. ' a 1, C L - t 4 ' I b, I ICI III II ° � ' i irt i ;. Ilb 1 9 ' i m it . n } 1 0 0 �/ / � , 3 • E 11 rr� / / ± iv } a' i v 4 x, i s , o t #�, x "".`'tql e ., '�• 8 $t ' 1 , - 13 - 1 I. • • • 1 4 �.. UL UWEOWEO BAY ■ \ �.. � .. K /KUA POINT 144aA'A Ar _ - �} D `\ 5 oti o I. //A/ BAY ao f e 1 L to.,.... P .4 P /HA PO /NI Ziri � .� \ . I ?t- = n ni ; � ase iz S i f - C.t... -„ - -get / N. 11 /ILA BAY = e 1 Al 'Cl. s-......3 . I KCAL / K.1 NO /WA • 3 0 I BAY I . Si,/ A • A.gss r t+,:Ned- `� 0. f1 Pe" �.. 1 � 'r G RANT 2023 •... - ....... - '''.. - .4. ° Luny l Y. /w.. <N. - Tn✓ee. I - _ .. 1 I 374 ado AcR� 5 A.„ gWAKEE 349.05 Acs. ` 5 'lae SAY i 3'1/ ../ J I .. ..��.. -.. 4 - I1 e P - 9.;AnP a va„,e - -.. I I 1 �. �. r ese neAc 353 4.c ._. ._.___._— .N_ .__ A W E 1 / , AW 5368 3 P a r L A H A A id a Gaon 2030 40:10Y Property Boundary Map MANINI'OWALI RESIDENTIAL COMMUNITY FIGURE 3 I -14- v /1) . e 1 • 7 N C%;—‘*‘H J 66 > J e - 1 'r:,, &., yP i , t p i ds' }'d 3 P / ( C / ...a d ` F' r ,� "' .find � m _ ' . 1 J O . d ' n d 2 t Y • *��� • d� \Y i �,� r — x F L 3'Y t in a 8$ r • • t .` Y { t om �` $ .:g'p v. O ? + ` t "' e ,n 'a -¢ nay 3 a *., 1_ / 8 H • y 101 s Q • 8 " d L z o s 1 x w N Y .m.�, w A 4 2 4 „w N. 1 • a cd1 15_ • 1 INI'OWALI RESIDENTIAL CO ' *Final Environmental Impact State • 6 The Board of Land and Natural Resources (BLNR) approved the NKDG's land exchange ' proposal subject to numerous conditions. Many of the conditions have been incorporated into the conveyance deed as perpetual easements and covenants. As part of the land exchange process, the makai boundary of the land was set at 1,000 feet from ' the shoreline. These are briefly summarized as follows: 1. Within the privately owned Manintiowali parcel, in a 400 feet wide zone mauka of and along the seaward boundary line of Kuki'o 2 /Manini'owali containing approximately 53.037 acres, the construction and placement of any buildings or structures is prohibited. The 400 feet wide zone may be used for golf course purposes. 2. The entire privately owned parcel of Kuld'o 2 /Manini owali shall be restricted to residential, residential - commercial, condominium and apartment, golf course, golf t course clubhouse, tennis center, and /or other similar ancillary uses, upon obtaining all the applicable State and County approvals and permits. The development of a hotel or apartment offering time - sharing shall be prohibited. 1 3. Any portion of the designated landmark of Pu'u Kuili that is found to be within the exchange and the smaller unnamed pu 'u located at the Kuki'o end of ' the land shall be preserved. 4. Continuous public access to Kua Bay shall be retained by the State until a superior t access is provided, at which time the existing vehicular and utility access may be relocated and /or extinguished upon the mutual agreement of the NKDG and the State. The State shall retain a sixty (60) foot wide easement from Queen ' Ka'ahumanu Highway to Kua Bay for vehicular access and utilities across the Kuki'o 2 /Manini'owali parcel. The location of the easement shall be determined by park planning, final archaeology work, and land use planning. If an access acceptable to the Chairperson is provided off -site, this easement shall be extinguished with the approval of the BLNR. 5. In the event the proposed project is developed, the landowner shall construct a 1 public roadway from Queen Ka'ahumanu Highway to the Kua Bay area and public park facilities. This is subject to the landowner obtaining all applicable State and County approvals and permits [for the permitted uses]. The roadway and ' improvements may be considered in satisfying all or part of any such requirements which may be imposed by the State Land Use Commission and /or the County of Hawai'i. 1 In the event that the State constructs the public access roadway and the park facilities, and the improvements satisfy any of the public access requirements ' which may be imposed by the State Land Use Commission and /or the County of Hawai'i, the landowner shall reimburse the State for the full cost of the roadway and park facilities in an amount not to exceed the maximum sum of $2,500,000. 1 1 -16 .1 INI'OWALI RESIDENTIAL COIv�NITY Final Environmental Impact State t • + a 6. In the event that NKDG develops a water system at the private Kuki'o 2/ '. Maniniowali parcel, the State shall have the right to connect to the water system. 1.4 OWNERSHIP AND DESCRIPTION OF THE PROPERTY 1 The project site is owned by the North Kona Development Group (NKDG), a Hawai'i Corporation. NKDG is affiliated with Davidson Communities, an award - winning San Diego, California residential developer. NKDG acquired the property in May 1991 through a land exchange with the State of Hawai'i (described in the previous section). NKDG proposes to develop a low and medium- density residential community and recreational amenities, including a golf course, club house, tennis center and supporting infrastructure. The project site is currently vacant except for a portion of an unimproved dirt road t extending mauka - makai from Queen Ka'ahumanu Highway leading to the Kua Bay area. This road is normally passable only by four -wheel drive vehicles. The project area consists of 388 acres of open land situated approximately five miles north of Ke -ahole Airport. The site is roughly rectangular in shape and located approximately 1,000 feet from the shoreline. The entire site is covered with lava and slopes gently from approximately 60 feet above mean sea level (msl) to 250 feet msl at the border of Queen Ka'ahumanu Highway, about 3,600 feet inland. Natural features on the property include a small unnamed pu'u (elevation 160 feet above msl) at the northern end of the site and vegetation consisting of kiawe thickets and fountain grass ' on approximately half of the property. The subject property is presently described as TMK: 7 -2 -04: por. 17. 1.5 SURROUNDING LAND USES The site is surrounded on all sides by land. Listed below are the surrounding land uses and owners starting from the east. • • Across Queen Ka'ahumanu Highway to the east (mauka of the NKDG property), is 1 the mauka portion of the Maniniowali /Kuki'o 2 ahupua 'a. This land rises near to the summit of Hualalai. It is owned by the State of Hawaii (TMK: 7 -2 -04: por. 17) This land is currently vacant, and designated State Conservation near the highway. • The parcel to the south of the NKDG property is a portion of the Awake'e ahupua 'a (TMK: 7 - - 04: 3 and por. 17) owned by the State of Hawai'i and a portion of the newly acquired Awake'e land previously owned by NKDG (TMK: 7 -2 -04: 3). It is presently vacant but the State's plan is to integrate these two Awake'e parcels into a regional shoreline wilderness park. These lands are designated State Conservation. • To the west of the NKDG property (makai) is a 1,000 feet strip of coastal lands of the Maniniowali /Kuki o 2 ahupua 'a. The State currently owns 123 of the 132 acres. -17- 1 • 1 ' INI'OWALI RESIDENTIAL CO lv>�TI'I'Y i Final Environmental Im State� • , ' Nine acres located at Kua Bay are owned by private landowners. The State has ' initiated condemnation proceedings to acquire these small parcels. When the acquisition is complete this coastal strip will become a key area within the shoreline regional park. All of these lands are designated State Conservation. 1 • To the north of the NKDG property is the Urban - designated resort areas of Kuki'o 1, Kona Village and Kaupulehu. The adjacent property, Kuki'o 1 (TMK: 7 -2 -04: 05), owned by Hu'ehu'e Ranch has received approval for a resort development which will include hotel, resort residential condominium, and golf course uses. The resort development will also extend to the Hu'ehu'e property located mauka of Queen ' Ka'ahumanu Highway. The mauka and makai Hu'ehu'e lands at Kuki'o, the Kona Village resort and a portion of the Kaupulehu lands are classified within the State Urban District. 1.6 PURPOSE AND CONTENTS OF THE ENVIRONMENTAL IMPACT STATEMENT This Final Environmental Impact Statement (FinalEIS) has been prepared to identify and evaluate the existing conditions and potential impacts of the development of the Manini'owali Residential Community on the natural and human environment. The ' Final EIS is required as part of an application to the County of Hawai'i, General Plan Amendment. This document is being filed with the County of Hawai'i Planning Department and with the State Office of Environmental Quality Control (OEQC). This report is presented in nine sections. Section 1 contains this introduction. Section 2 describes the NKDG development proposal. Section 3 lists the land use and zoning t controls applicable to the property. The environmental, social, and economic characteristics of the proposed development are presented in Section 4, including existing conditions, potential impacts, and mitigative measures. Alternatives to the residential /golf course community are described in Section 5. A review of the appropriate existing State and County policies and plans is contained in Section 6. Section 7 summarizes issues not resolved to date in the planning and review of the proposed project. Section 8 lists the individuals, organizations, and governmental agencies which have been contacted in the preliminary planning process, lists individuals who have been involved in the preparation of this report, and provides copies of comment letters. Section 9 includes copies of the consultant reports referenced in the text (Appendices A -O) which have been used in the writing of this document. In addition to the General Plan Amendment Petition, the EIS process is being completed ' to partially satisfy the requirements for several additional approvals, including: a State Land Use District Boundary Amendment, a County of Hawai'i Special Management Area Use Permit, and a County of Hawaii Change of Zone Application. 1 1 1 -18- 1 , 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 SECTION 2 — Project Description 1 •IINI'OWALI RESIDENTIAL COMITY • • Final Environmental Impact State t• 1� 2.0 PROJECT DESCRIPTION 1 This section presents a discussion of the proposed Manini'owali Residential ' Community project, including elements of the Master Plan. Also discussed in this section are construction activities, infrastructure, a preliminary development timetable, preservation of archaeological and natural features, and public access to the shoreline. • 2.1 MASTER PLAN DEVELOPMENT GOALS 1 The overall goal of this project is to develop a residential community with recreational amenities of a golf course and tennis facility on the 388 -acres site. The various land use ' elements of the Master Plan, as shown in Figure 5, include 900 to 1,100 single and multi- family residential units, 18 -hole golf course, clubhouse, driving range, tennis facility, hiking trails, and open space preserve /buffer areas. Table 1 includes the approximate areas of each land use element included in this conceptual land use plan. Infrastructure facilities to support the development include the internal circulation roadway network, a wastewater treatment and disposal system, a potable water supply ' and fire protection system, a non - potable water irrigation system and other utilities systems. The Master Plan also delineates the preservation commitments of natural and archaeological resources on the site including a small cinder cone (pu 'u), historic trail, and burials. Under direction from DLNR and the Hawaii Island Burial Council, the location of these burials will not be shown on maps included in the EIS. A 150 -foot wide buffer zone will be established along the mauka boundary of the site at Queen Ka'ahumanu Highway. 1 Additionally, as required by the terms of the land exchange with the State of Hawaii, Should the project proceed as planned, NKDG will provide continued and improved ' access to Kua Bay and provide park improvements at the State -owned coastal portion of the Manini'owali ahupua 'a. A brief description of each element of the Master Plan is presented below. 1 2.1.1 Residential Component This project proposes a low- to medium - density development of 900 to 1,100 residential units in a housing mix which will include single and multi - family units covering approximately 134 acres (including landscaped areas). Three types of units are planned: single - family residences, single - family attached, and condominium units. ' 2.1.2 Golf Course ' Approximately 170 acres of the site will be used to create an 18 -hole golf course and surrounding landscaped areas. 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' n i 2 > 1 Z e X Z/ . a a "•••...... -14 X E 2 4 c R • - , -- , " f F P ? 1 . . - - ' ( . , • 111.1111111_ I M I'OWALI RESIDENTIAL COM D TY nal Environmental Impact Statem i go 1 ' TABLE 1 ' CONCEPTUAL MASTER PLAN LAND USES AND APPROXIMATE AREA 1 FACILITIES APPROXIMATE AREAS (ACRES) ' Golf Course 170 (1) I Residential 134 Facilities I Golf Course Maintenance Facility 3 Driving Range 7 Clubhouse 5 I Tennis Center 2 v Wastewater Treatment 15 Park 2 Subtotal 20.5 ' Entrance 2 I Roads 40' Internal Road (Right -of -way) 19 60' Park Access Road (Right -of -way) .5 ' Subtotal 19.5 Preserve /Constraint Areas ' Cinder cone (small pu'u) preserve 10 Highway setback 14.5 Open Land /Landscaped Buffer Zones 14 ' Historic preserve 15 Subtotal 40.0 ' Total Land Area 388 (1) Includes approximately 86 acres of turfed play areas and 84 acres of surrounding landscaped ' and natural land area. 1 ' 21- *Fina RESIDENTIAL COMITY i Final Environmental Impact State t• • members of this new community, and will also provide an open space area adjacent to most homes. The golf course will weave through the site with residential frontage '. along its entire length. Parts of five golf holes are located within the 400 feet -wide "no structures zone ", as described in Section 1.3. The Master Plan (Figure 5) shows the preliminary layout for the golf course. Portions of the golf course will be constructed following a target golf design to minimize disturbance of natural areas. The golf course will have views of the ocean and mountains, as well as the natural terrain of the lava fields. Ponds will be constructed as water features on several holes, and will serve aesthetic and storm water runoff control purposes, and may also provide for some of the irrigation water storage. 1 2.1.3 Clubhouse Associated with the golf course will be a five -acre clubhouse area. The clubhouse will include a restaurant, snack bar, office, locker rooms, a kitchen, and a pro -shop. Other small commercial uses may be proposed at the clubhouse, such as a small convenience store to serve the local residents. A practice putting green, swimming pool, tennis courts, landscaped gardens, and parking area will also be provided. ' 2.1.4 Driving Range A golf driving range will be constructed within the golf course, covering approximately seven acres. The driving range will contain 15 to 25 tee positions and a small manager's office. 2.1.5 Golf Course Maintenance Area The golf course maintenance area will contain a building to house maintenance • equipment and offices for the maintenance staff. The maintenance area will utilize approximately three acres of the site, located adjacent to the golf course. The site for this facility has not been defined in the current conceptual plan. The maintenance building will also contain the raw materials for course maintenance, including sand and chemicals. This building will be designed according to standards required for proper chemical storage and usage. 2.1.6 Tennis Facility 1 The tennis facility will include tennis courts, a tennis clubhouse including locker rooms, pool, exercise room and other support facilities. This facility will cover approximately two acres, including landscaping and parking. The tennis area is planned to be located near the project entrace at Queen Ka'ahumanu Highway. 2.1.7 Entrance and Circulation Roadway Network ' Access to the Manini'owali Residential Community will be via a new roadway extending makai from Queen Ka'ahumanu Highway. Figure 5 shows the proposed -22 - 1 �NINI'OWALI RESIDENTIAL CONITY 1 s ` •Final Environmental Impact Stat nt• entrance location and circulation roadway network. The circulation roadway system is ' planned to provide access for residents and visitors using the recreational amenities at the site. The roadways will be privately owned and maintained by a property owners association. Internal roadways will likely include a bicycle lane. 2.1.8 Wastewater Treatment Facility Wastewater will be generated at the project by the residences, the clubhouse, and the tennis facility. An on -site wastewater treatment facility is planned to be located near the northwestern corner of the property on an, approximately, 1.5 acre site. This facility will be constructed by NKDG at their own cost. A wastewater collection system will be ' installed primarily along the proposed circulation roadway system, and will be connected to all buildings where wastewater will be generated. Gravity sewers and force mains will be used, as topography requires, to convey wastewater to a wastewater 1 treatment facility. Activated sludge treatment process is proposed for this facility. 2.1.9 Potable Water System 1 NKDG is supplying its residential community with a dual system of potable and non- potable brackish water for residential use and irrigation, respectively. The proposed ' development plan calls for brackish water to be pumped from beneath State lands at approximately 600 feet above mean sea level (Figure 6). NKDG will be requesting permission for use of State lands in the mauka section of Manini owali for water source ' development. With the use of a desalinization system, the water pumped will be able to satisfy the total water demand of the Manini'owali Residential Community (Table 2). Figure 7 illustrates the components and operation of the water system. The water will be stored at the source in a primary water tank. Pipes will transmit the water over State land to the project site. Brackish water will be desalinated through a reverse osmosis (RO) system located on the project site. The potable water will be used by households in 1 the community, ultimately becoming wastewater. The RO process will also produce an equal quantity of by- product water, which will be used for irrigation. Once approvals are received, it is anticipated that NKDG will also supply potable water to the State's future park at Kua Bay. 2.1.10 Non - Potable (Irrigation) Water System 1 Irrigation water will be required to maintain the golf course turf and landscaped areas. Non - potable water for irrigation includes brackish water, by- product water from the RO ' desalinization process, and treated wastewater effluent. By- product water will be combined with non - desalinated brackish water in suitable proportions to maintain water quality integrity, and use this for irrigation. To minimize the project's demand for ' water, the wastewater will also be treated and then recycled for use in golf course irrigation. However, the treated wastewater effluent will be mixed with brackish and by- product water and used only for irrigation of the golf course and community landscaped areas, and not on residential lawns and landscaping vegetation. - 23 - waimeO wotertrervi I � , , 3 141 , ,k ; S , , L y ' i - 14,':, 4 I t t l , f' y -, � a u F ■ i f :1.1 r 'I (e 40 \ \ 4 .. } c f l l f• ( ' • . ---';- IMP, 4 .k , ` f ; r ' 1 \ - 1' , - UIC L J 5 J g • {1 4 t ' i " � 34 T µ L. Project Site ' •t. i . [l S )\ r , - j r • l {h I 4 T i ` ' j /. 4 : - e 'I� it . /!I Ir.A&_ ! ;P f, T 5 l., i 7 + ' i i t / A . • :./ ' M c V . 0 IV . r S , /4/ r E . I a ''' I r r . -. I - 1 • ` ; .• if s f f � .i� 1(,,I1 • f , 1 A, Pf ( c - ) r 1 / • 1 ‘1.7.:',1,1: i'i c `cA i \ / t i( ; , !I , ^v Irl 1 ,^J( ,-- l/ Se ' k. ! 1 , ' #1 - 4 . , , •-) (, , \ I -/ H y�� F -4 4 Sr ' is {U. `•v,r r a t j f / r r oir••• _ �-N: 1171 �, ) l ( .c d / 1 . I� . 1 / ' f \ �{... � ' i I / -S \ ff ',/..; IT c 1/'llC 'r ' / ` • I r J t I f. 1 f ki: ^, s ) I • .• '.^� r I t � a �I I I 1 I 4 ` �1 ,6, i / . I; . ;-- 21.--;:- ill ,�V A S I � I I I ) ) \ ( i .�- 11'; `L 1 N ^-•1 1 4 ' �A f: ✓ l ' , r r .1 A• I ll III 4( nj�: /'1� I•, / / / ' D r f, I I i t 1 I" : 5 ' 'i 1 ' I-• r_ `b � ♦ p "L.-.0-40,r / i r �� � fill i .:L. 1 J 1 ' SCaLE ' ].Z4 000 - -1 j r J I I / r Itrri li - f t C 1 3 i lj 1 ( , I ■ MILE! I I I •, J ., 3 ;,; r ll( v I. 10:0 0 ___ { I t / i --- CONTOUR INTERVAL 40 FEET V if 1 L /1 I\ ♦ 1 -1 ' r DATUM IS MEAN SEA LEVEL , / F • A' ' ( r 1 � S If IL II �� f DEV!14 [ SN %ES IN FE T_DATUM IS MEAN LDa FN LOW WA'ER \ 1 I } /4� � I I `` � I ' S RION • x � Mee[ 11 xC xx . iNA C 4xI NVx x�t� . [e / GG2 J •H.H..LI ..xt�r'LN �. ..o...�F 4 ( ( ` 1 II r ' \ hit x[wwvW M.m.xF �Lro nFUn -,L 11 / Location of Wells i' . ; • x x - i � '.. j ° 4 , . 5 : { 'L ( \ 1 I 1 1 1 • Proposed Location for Brackish Water Wells MANINI'OWALI RESIDENTIAL COMMUNITY FIGURE 6 , 1 -24- I b • • I Wells Primary Storage Tank 600 ` High Pressure Drop Line to R.O. Plant Needs 350' Drop to Attain 150 + psi Pressure Potable Water 1 400' Storage Tank and Booster 1111111111 1 200' R.O. Plant `s Potable ' 0, Irrigation Water Brackish Water Use Elevation 1 Primary ' Storage 350 350 350 F= 350 350 350 J _ 1 ' Total 2,100 GPM Capacity of Well Field ' Potable Tank High Pressure Drop Line 1 F to R.O. Plant Tank and ' Potable Booster Si- f Water to i- � Use ' .. I Reverse O smosis (R.O.) R.O. Desalinization irrigation ' By- product Plant Feed Line 1 Brackish Irrigation Water 1 Storage Schematic Layout of Proposed Water System ' MANINI'OWALI RESIDENTIAL COMMUNITY FIGURE 7 1 ' -25- slINFOWALI RESIDENTIAL C0111NITY I •Final Environmental Impact Sta W it. 4 2 . I TABLE 2 ' 1 PROJECTED POTABLE AND NON-POTABLE WATER DEMAND 1 POTABLE AVERAGE DAILY DEMAND MAXIMUM DAILY DEMAND WATER USE GAL/UNIT (GPM) GAL/UNIT (GPD) 1 ' 1,000 Housing Units 400(2) 400,000 600 600,000 1 Golf Club House 20,000 30,000 I : and Tennis Center 1 Golf Maintenance Center 10,000 15,000 1 Sewage Treatment Plant 600 900 I TOTAL POTABLE WATER DEMAND 430,600 645,900 . I NON-POTABLE AVERAGE DAILY DEMAND MAXIMUM DAILY DEMAND WATER USE CAL/UNIT (GPD) GAL/UNIT (GPD) I ' 1,000 Housing Units 300 300,000 450 450,000 • i Golf Course (86 acres turf) 4,800 446,000 7,200 670,000 II ' and Driving Range (7 acres), • Landscaping (40 acres) 4,800 192,000 7,200 288,000 3 Water Features 1,200 3,600 1,800 5,400 1 Sewage Treatment Plant 5,400 5,400 8,100 8,100 1 TOTAL NON-POTABLE 947,000 , 1,421,500 I 1 WATER DEMAND TREATED EFFLUENT -291,200 (RECYCLED POTABLE WATER) 1 RO. BY-PRODUCT WATER -430,600 I ADJUSTED TOTAL NON-POTABLE 225,600 WATER DEMAND 1 TOTAL AVERAGE DAILY DEMAND 1,086,800(3) (1) gpd = gallons per day 1 (2) County of Hawaii DWS standard (3) Average daily water demand from brackish well field SOURCE: Waimea Water Services (October 1991) ' 1 - 26- 1 1 • NI'OWALI RESIDENTIAL COM ITY i b F inal Environmental Impact State r• 1 2.1.11 Drainage Facilities ' Grading of the golf course will include creation of retention and detention areas through which storm water runoff will be routed. Some of these areas will serve as temporary detention and sedimentation basins during construction, while others will be designed • as permanent water features within the golf course layout. Some of the ponds will serve both as aesthetic features as well as retention areas for storm water runoff. Drainage of 1 runoff will be accommodated on -site through a system of drywells installed throughout the development. 2.1.12 Solid Waste Disposal D ebris generated during construction, will either be utilized on -site or trucked off -site. Solid waste generated by the project (during and after construction) will be collected by a ' private collection company and disposed of at the nearest County of Hawai'i sanitary landfill. It is estimated that up to seven tons per day (tpd) of refuse may be generated by the various components of this project upon completion and full occupancy. ' 2.1.13 Other Utilities ' Utility lines will be installed underground throughout the project. Electricity, communication, and cable television conduits will be installed along the proposed access and circulation roadways. 2.2 CONSTRUCTION ACTIVITIES Construction activities at the project will involve vegetation clearing, grading (cut and fill), excavation, rock drilling and blasting, construction of buildings and roadways, and ' planting and landscaping. A brief description of each element is provided below. 2.2.1 Vegetation Clearing and Grubbing The project site is typical of other undeveloped West Hawai'i coastal areas. The open landscape is generally barren lava fields with pockets of kiawe thickets. Fountain grass, an introduced species, has become estabished in many areas of the site. No other tree species or mature trees occur at the project site. Clearing of grasses and some kiawe trees will be required over most of the site to create ' buildable areas for the construction of all the project elements described in Section 2.1. Within the 388 -acre project site, some sections will be completely cleared, while other sections will be selectively cleared or retained as buffers and natural area transition ' zones. There will be approximately 12 acres remaining essentially uncleared within the preservation areas at the cinder cone and a burial site preserve area (includes some landscaping). Efforts will also be made to preserve some of the kiawe thickets, especially in open space areas. - 27 - INI'OWALI RESIDENTIAL CO NITY Final Environmental Impact Sta t• ' r p Complete clearing and grubbing will occur over approximately 315 to 325 acres to accommodate construction of the project features. Extensive vegetation clearing will be required for the roadways, wastewater treatment facility, golf clubhouse, golf course maintenance facility, golf driving range, and the tennis center. Selective clearing is possible for some portions of the golf course and residential areas. Impacts to existing vegetation and topography are discussed in Section 4. 2.2.2 Grading (Cut and Fill) Site grading will be required in most areas to accommodate the construction of the t project design elements, described in Section 2.1. Earthwork on -site will grade the land to allow for structures and roadways to be constructed. Extensive grading will be required to complete the golf course. Fill will be placed in some areas, and lava rock will • be removed (cut) in other areas to allow construction to progress. Most, if not all, excavated materials will be retained on -site to minimize the quantity of earthwork materials that will be transported off -site. Topsoil will be imported to the site by truck to add soil cover over approximately 86 ' acres for golf course turf. Additional topsoil will be placed in landscaped areas surrounding the common areas and homes. 2.2.3 Excavations 1 Excavations for roadways, building foundations, irrigation water storage reservoirs, piping, and utility trenches will be required to complete the project. Utility installations 1 will mainly occur along the circulation roadway system. Additional excavation work will be necessary along and across Queen Ka'ahumanu Highway to connect proposed utilities to the existing distribution systems. Materials excavated for the trenches and foundations is expected to be reused on -site. 2.2.4 Rock Removal The project site is 'a 'a and pahoehoe lava. To enable the construction of the access road from the highway into the makai parcel and the roadway system, some drilling and blasting is expected to be required for rock removal. Other development features, including the golf course, residential development and support facilities will also require some rock removal. Rock debris will be utilized on -site and not transported off- site for disposal. • 2.2.5 Construction of Buildings and Roadways Roadway development will require clearing, grading, road bed construction, drainage facilities installation, paving, lighting and other safety provisions. Building lots and ' multi- family housing sites will require grading and excavation for development of building pads, drainage facilities, landscaping and utilities installation. 1 -28- 1 1 I INI'OWALI RESIDENTIAL COM ITY a ` inal Environmental Impact State . 1 1, 2.2.6 Planting and Landscaping I Extensive landscape plantings will be incorporated in most sections of the project. Landscaping will make up a large percentage of the residential areas and golf course, as well as around the common facilities. The golf course and clubhouse will be landscaped II extensively with ornamental and native plants suitable for the North Kona environment and designed to frame the course features and enhance the aesthetic beauty of the completed course. The access roadway and all common areas will receive special attention by the landscape architect. The entrance area will be tastefully designed I ' with native and ornamental plantings to complement the Queen Ka'ahumanu Highway corridor. The landscaping design will also utilize xeriscape water conservation 1 principles. . 1 2.3 MARKET DEMAND . The market demand for new market - priced residential homes and a semi- private golf I course at this project has been documented through a Market Assessment prepared for this project by John Zapotocky (October 1991, Appendix A). Information from the Market Assessment for each of the major proposed development elements is given I below. • 2.3.1 Residential Component ' Development of 900 to 1,100 single and multi - family units is proposed by NKDG. The homes will all be constructed by the landowner, North Kona Development Group, in association with Davidson Communities of San Diego, California. In addition to ' housing units which will be built on -site, NKDG will satisfy State and County affordable housing requirements. The number and location of affordable residential units have yet to be determined. I Although the Big Island as a whole generally has an adequate housing supply according to the Comprehensive Housing Market Analysis (San Francisco Housing and Urban I Development Office, 1987), the West Hawai'i area and employment centers of North Kona and South Kohala districts specifically have a housing shortage. Future demand for housing is expected to be affected by existing shortages, population growth, future I household sizes, desired vacancy factors, and housing affordability. The demand for housing units in West Hawai'i is estimated at approximately 1,475 units per year. There is a demand for approximately 500 resort units per year and permanent residential use of approximately 975 units per year. The demand for affordable units is approximately 680 ' units per year, or 49 percent of total housing unit demand, and 72 percent of permanent resident unit demand. ' NKDG estimates an annual absorption of at least 100 units per year at this development, commencing in 1996. This demand presently exists and could expand depending on the ' progress of the Kaupulehu and Kuki o Resorts. A much faster overall absorption is 1 -29- 1 �VINI'OWALI RESIDENTIAL CO1 NITY , Final Environmental Impact State t• o possible, and even, likely due to the broad array of housing choices to be offered by NKDG and neighboring resorts, and the existing pent -up demand. ' The proposed project intends to tap the residential, second home, and retirement ' markets which eventually cluster around maturing resort communities. It also anticipates targeting a broader spectrum of the market for residential, second home, and retirement markets than resort developments planned in the Kaupulehu /Kona Village /Kuki'o Resort Node: The developer will differentiate itself from other Kona and Kohala developments by emphasizing its larger unit size, while also offering m akai orientation, truly residential accommodations, and the highest priority golf access. Based on market mixes achieved at other comparable developments, and on the characteristics of the site and the proposed development, the market for the homes is expected to be composed principally of older families. The projected buyer markets include: 1) Hawai'i and other western U.S. residents seeking a primary home in West Hawai'i; 2) Hawai'i and other U.S. residents seeking a retirement home; and 3) other U.S. or foreign residents seeking a second home. The primary residents are expected comprise about 75 percent of the households; secondary ( "second home ") residents will • comprise approximately 25 percent. A substantial segment of the buyers will be attracted by the project's golf course and other recreational amenities. The homes are anticipated to be priced between $500,000 and $1,000,000. Of the 900 to 1,100 residential units planned, approximately 70 percent will be single - family homes and 30 percent will be multi-family homes. The single - family residences • will be built at low -to- medium densities in two different ranges. Approximately 15 percent of the units will be built in the lowest density range of three to five residential units per acre. These units will vary from about 2,500 to 4,500 square feet, and average about 3,000 square feet in gross floor area. About 55 percent of the units will be built at a ' density of six to eight units per acre. These units range from two to four bedrooms in size (three bedroom units predominating) and will average about 2,300 square feet in floor area. The multi - family homes are expected to be about 1,750 square feet in size. As an indicator of the acceptability of a residential development like this community, low density condominium developments fronting golf courses offered at Mauna Lani, ' Waikoloa, and Keauhou have been well received. While other new communities will offer golf course - oriented resort or residential units, none has the the unique combination of location and amenities as will the Manini'owali Residential Community. The Manini'owali Residential Community expects to capture between 10 to 20 percent of the resort home market, assuming competition is limited to the projects forecast for the resort nodes in the West Hawai'i Regional Plan "2005 development scenario." The project also has the potential to capture 10 to 20 percent of the $500,000 plus residential home market. Combined, the Manini'owali Residential Community has the potential to deliver 55 to 110 units per year. 1 - 30 - 1 1 I INI'OWALI RESIDENTIAL COM ITY inal Environmental Impact State 2.3.2 Golf Course An 18 -hole daily fee, championship golf course is being proposed at this project to be integrated with, and enhancing, the residential areas at this project. The golf course would be ready for play by sometime in 1996. NKDG estimates that the Manini'owali Residential Community is likely to supply 38,000 rounds annually at build -out, based upon the community's likely demographic ' makeup. Other resident play is estimated at approximately 7,000 rounds annually, comprised primarily of reduced -fee kama'aina play. Demand from other resorts in the West Hawai'i area, including the overflow demand from the Kaupulehu /Kona ' Village /Kuki'o Resort community, is estimated at approximately another 7,000 rounds. Based upon alternative projected growth scenarios of from zero to five percent ' population and visitor growth rates, it is estimated that the County of Hawai'i has a demand for 14 to 50 additional golf courses. The County's unmet golf demand is also indicated by observations that existing courses are operating at maximum or ' overcapacity and that green fees are escalating. The Big Island currently has 11 golf courses with another nine under construction, and ' an additional 26 courses in various stages of planning. Zapotocky (October 1991) estimates that only approximately half of those in the planning stage will actually be built due to problems with financing, physical constraints of site development, and obtaining government permit approvals. ' The South Kohala, North Kona, and South Kona regions are expected to account for the bulk of the residential development and visitor facility expansion through the year 2010. Growth in golf demand is expected to continue not only because of increased population growth, but also due to the increasing popularity of the sport. ' The demand for golf at the Manini'owali Residential Community is assured due to three factors: 1) its location within the high growth Kona region; 2) proximity to the target market of this residential community, whose home owners are likely to be high ' frequency golfers; and 3) its location adjacent to the Kaupulehu /Kona Village /Kuki'o Resort Node. 1 2.4 PRESERVATION OF NATURAL AND ARCHAEOLOGICAL FEATURES ' The most significant archaeological resources on the site will be preserved, including a historic trail segment, burials, and a small small cinder cone (pu'u) located on the northern portion of the property. Details of the archaeological findings and potential ' impacts are presented in Section 4.10. As landowner, NKDG intends to provide stewardship, protection, and preservation measures to assure respect in the treatment of the on -site burials. A landscaped buffer area and a wider construction buffer will be established surrounding the burial site. Details of the permanent buffer and -31- 1 1 1 Nn RESIDENTIAL COteNITY Final Environmental Impact Statelier fit• a construction buffer will be defined by the DLNR with recommendations from the Hawaii Island Burial Council, and the County. A cultural resources management plan is being formulated by Aki Sinoto Consulting (formerly with the Sishop Museum) to address data recovery, mitigation and preservation . plans for the historic sites uncovered in the reconnaissance survey. Some of the sites not being preserved will be examined more closely and documented per the Department of Land and Natural Resources (DLNR) administrative regulations. These sites will be selected on the basis of research potential and frequency of occurrence. 1 NKDG is workig with the proper authorities to establish mitigation plans. 2.5 PUBLIC ACCESS TO THE SHORELINE Public access from Queen Ka'ahumanu Highway to the shoreline at Manini'owali will continue to be provided along the existing jeep trail until a superior access is provided. , This roadway traverses the NKDG property and leads to an area close to Kua Bay, and is normally accessible only by 4 -wheel drive vehicles. BLNR conditions to the land exchange require NKDG to construct a public roadway from Queen Ka'ahumanu Highway to the Kua Bay area and new proposed public park facilities upon development of the subject parcel..' This is contingent on NKDG obtaining all applicable State and County approvals for the proposed development. The NKDG proposed route for the shoreline access, as shown in Figure 5, follows part of an existing jeep road on State land ' at Awake'e, passing north of Pu'u Kuili, and extending along the southern boundary of the NKDG property; then turning north towards Kua Bay. The route proposed by NKDG will need to be approved by the appropriate State and County agencies. '' 2.6 DEVELOPMENT TIMETABLE The current schedule anticipates that all approvals for development will be in place to allow construction to begin in 1993 to 1994. Construction of the golf course, the first increment of homes, clubhouse, tennis facility, and supporting infrastructure could be completed by 1995 to 1996. All homes are anticipated to be completed over the following 10 -year period, ending approximately in 2005 to 2006, when full occupancy is expected. 2.7 APPROXIMATE INFRASTRUCTURE COSTS Order of magnitude estimates of costs for infrastructure development at the proposed project are shown in Table 3. Total infrastructure costs are anticipated at $47 million (1991 dollars), including contingency costs. Estimates include both off -site and on -site infrastructure development and grading. The water system costs include trench excavation and piping to bring brackish water from the proposed well field and reservoir on State land at the 600 feet elevation makai to the project site, crossing Queen Ka'ahumanu Highway. Also reflected is the cost to import fill material and topsoil for golf course and residential landscaping, as well as for landscaping at the project entrance, and at appropriate facilities (i.e, clubhouse, driving range, park, and the perimeters of the tennis center, maintenance facility, and wastewater treatment plant). - 32 - 1 1 I M�I'OWALI RESIDENTIAL COM TY Po . �I nal Environmental Impact Statem 1 ' TABLE 3 - ORDER OF MAGNITUDE INFRASTRUCTURE COSTS ' (1991 DOLLARS) I 1. POTABLE WATER SYSTEM Control Building , Reservoir, Site Improvements and Salt Water Reverse Osmosis Desalinization 1 plant (650,000 gpd), and Water Main $5,330,000 2. NON - POTABLE WATER SYSTEM I Development of 6 wells a 420,000 each, Control Building , Site Improvements, Reservoir, and Water Mains $3,200,000 ' 3. WASTEWATER Sewage Treatment Plant Appurtenances $3,955,000 4. STORMWATER DRAINAGE Pipes , Dry Wells, and and Appurtenances $1,653,000 I 5. GRADING /CLEARING /EXCVATION /EARTHWORK Clearing ,Grubbing, Trench Excavation, and Topsoil Borrow Material $9,189,000 I 6. ROADWAYS Major Roads and Park Access Road $7,104,000 • 1 7. OFF -SITE ELECTRICAL Electrical Substation, 12 KV Distribution, and $950,000 ' Telephone Feeder 8. ELECTRICAL ON -SITE (MAJOR ROADWAYS /INFRASTRUCTURE) ' Electrical Service and distribution controls for Major Roadway, Sewer Pump Station, and Wastewater Treatment Plant $5,436,000 1 SUBTOTAL $39,337,000 I 20% CONTINGENCY $7,868,000 TOTAL COSTS $47.205,000 1 SOURCE: Park Engineering (October 1991) I - 33 - 1 I p • • 1 i 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 SECTION 3 — Land Use and Zoning Controls 1 1 INI'OWALI RESIDENTIAL CO NITY •Final Environmental Impact Stat ent• 1 3.0 LAND USE AND ZONING CONTROLS 1 This section includes a description of the existing State and County land use and zoning designations for the project area. Changes in land use classification and zoning required to implement the proposed project are described, as well as other required approvals. 1 3.1 STATE OF HAWAII 3.1.1 Conservation District Use Permit A Conservation District Use Application (CDUA) for the subdivision of the newly ' acquired exchange land will be filed with the Board of Land and Natural Resources (BLNR). Pursuant to Chapter 343, subdivisions of lands in the Conservation District require approval of a CDUA. The TMK parcel number of this property may be changed when the request is granted. 3.1.2 State Land Use Boundary Amendment Most of the 388.057 acres project site is located within the State Conservation District, General Subzone. A small portion of the coastal area is located within the Resource Subzone. NKDG will be requesting the State Land Use Commission for reclassification ' of the entire project site from the Conservation District to the Urban District. A State Land Use District map which includes the NKDG property and the surrounding properties is shown in Figure 8. 1 32 . COUNTY OF HAWAPI 3.2.1 General Plan/LUPAG Map Amendment ' NKDG is requesting the following changes to the County of Hawai'i General Plan and Land Use Pattern Allocation Guide (LUPAG) Map: 1) Amend the General Plan Land Use section (p. 81) to include Manini'owali /Kuki'o 2 as an urban center, and 2) amend ' the LUPAG Map from the existing designation of Conservation to Urban Expansion. Specifically, the application will request the appropriate changes to the General Plan ' document to include the residential units and golf course /clubhouse and other recreational amenities at the 388 -acre site and the LUPAG Map (Figure 9) from the existing designation of Conservation to Urban Expansion designation. 32.2 Zoning A Change of Zone request will be made subject to obtaining approval of the General 1 Plan and Land Use Boundary Amendments. The subject parcel lies within the zoning district designated as Open. 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H \ / 0 05 ,7 I. IC * * • \ / cs L- o - o = • ____, t-, • I ,,,, * .• t.,' • g A* i ..it l', _ a III i 11( I-4 a, C L_, 0 c 0 . E Z c o s • 6.4 0 CO 0, I■1 • ■ El3 CZ En C ct ce • a 11.1 0 .i! . r.— CCI 9 1••I C = .., , I 0 .ecti a • z 0 w vii-• -7- ..., 0 . •••! -, 4 * A : •... ,....: , H 0. z 1 • =, I i I-. 5 y 1 • •36 AN INI'OWALI RESIDENTIAL C NITY •Final Environmental Impact St ent• a V the low- and medium - density residential development and the recreational amenities of the golf course, clubhouse, and tennis facility. The specific zoning district designations to be requested will be determined later in the planning process. 3.23. Special Management Area Use Permit The border of the Special Management Area extends along Queen Ka'ahumanu Highway in the area of the project. The entire project site is within the Special Management Area and will require County of Hawai'i approval of a Special Management Area Use Permit. 3.2.4 New Water Source Development 1 Development of a new water source to serve the proposed project will require approval from the State Department of Land and Natural Resources and the Water Commission. NKDG prposes to establish a brackish water well system on State land, as described in Section 2.1.9. 1 33 OTHER REQUIRED APPROVALS Numerous other permits and approvals will be required from the State and the County. '' These actions are generally ministerial in nature; however, each is important in the overall success of the project. State of Hawaii approvals include: ' • Department of Health Approval of a wastewater treatment facility 1 and irrigation with treated effluent • Department of Transportation Approval for highway entrance from Queen Ka'ahumanu Highway County of Hawai'i approvals include: 1 • Planning Department Subdivision and plan approvals • Department of Water Supply Water source and distribution system • approvals • Department of Public Works Building and grading permits 1 1 1. - 37 - 1 1 y • • 1 1 1 -1 1 1 1 1 1 1 1 1 1 1 1 ' SECTION 4 — Description of Environmental Setting Anticipated Impacts and Mitigative Measures 1 I RESIDENTIAL COMTTITY 1 inal Environmental Impact Statenllf• 1 4.0 DESCRIPTION OF THE ENVIRONMENTAL SETTING, ANTICIPATED IMPACTS AND MITIGATIVE MEASURES 1 This section presents background information on the existing human and natural environment. Utilizing this background, the proposed project is evaluated for its potential to generate significant environmental impacts. Impact discussions, where appropriate, are divided into short -term construction- related impacts, and long -term operations - related impacts. Mitigative measures, which are planned to be implemented to minimize the potential short -term and long -term impacts, are also discussed in this section. Technical consultant studies have been prepared to analyze the existing environmental conditions and the potential impacts on the environment caused by the proposed project. Findings from these reports are summarized in this section; the full texts of these consultant studies are presented in a companion Volume II. 1 4.1 CLIMATE t A. Fxisting_Cnnditinns The project site is located inland from the coastal area of the North Kona coast. The ' climate is semi - tropical and semi -arid. Average annual precipitation in this area is 17 inches. Average annual temperature is 78 degrees F, with an average high temperature of 83 degrees F and an average low of 67 degrees F. Rainfall increases with elevation from the coastal area, with a high rainfall belt located between the 1,200 and 3,000 feet elevations on the leeward slopes of Hualalai and Mauna Loa. The large land masses of Mauna Loa, Mauna Kea, and Hualalai generally shelter the ' North Kona coast from the predominant northeasterly trade wind system affecting the Hawaiian Islands. Winds follow a typical pattern of on -shore winds (westerly and southwesterly) in the morning and early afternoon. Cloud banks often form along the ' higher elevation slopes during the day, and off -shore breezes occur in the late afternoon and evening. Typical wind velocities range from 3 to 14 knots. Relative humidity generally ranges between 71 to 77 percent the year round. B. Anticipated Impacts and Mitigative Measures, ' Design of the proposed project will be typical for a semi -arid, tropical climate. The proposed project will have no affect on climatic conditions and no mitigative measures are required. 1 1 1 -38- 1 •� INI'OWALI RESIDENTIAL CO ITY Final Environmental Impact State t• • a • 1 4.2 TOPOGRAPHY • A. Existing Conditions 1 The parcel is located on the western slope of Hualalai, a dormant shield -type volcano ' (summit elevation 8,271 feet). The Keahole Point area was formed by progressive layering of prehistoric lava flows from Hualalai. The lavas are primarily pahoehoe with thicknesses varying from six inches to 100 feet. Lava layers are very porous and contain numerous lava tubes, cracks and fissures. Anchialine ponds, common to West Hawai'i, are found near the southern coastal border of the adjacent Awake'e and Makalawena ahupuaa 's, and one pond is located adjacent to Kua Bay at Maniniowali. There are no anchialine ponds on the project site. The topography of the project site is gently to moderately sloping. The significant topographic feature includes a small pu 'u or cinder cone, at the northern end of the property. This pu 'u will be preserved in its natural condition as required by the BLNR conditions of the land exchange. Average slopes at the development site are five to seven percent, with elevations ranging from 60 to 250 feet above mean sea level (nisi). The southern property line is near the foot of Pu'u Kuili, a large cinder cone located on 1 Awake'e, which reaches an elevation of 342 feet above msl. The average slope from Queen Ka'ahumanu Highway to the makai boundary of the Manini'owali parcel is five to six percent. B. Anticipated Impacts . 1 Construction activities of the project will require mass grading which will have a long- term unavoidable impact on the topography. As much as possible, the project will be ' designed to minimize major changes to topography. As discussed in Section 2.2.1 and 2.2.2, clearing and grading will occur on approximately 315 to 325 acres to prepare the lands for construction of the project features. Development of the golf course, roadways, • and building sites will require fine grading to establish level building surfaces. Rock removal will also be required in some locations. Cut material from grading will be retained on the project site. The amounts of cut and fill will be balanced in the grading plan to minimize the need to import fill. Soils will be imported to the site to allow establishment of the golf course and project landscaping. C. Mitigative Measures ' Several mitigative measures, as listed below, will be implemented to minimize impacts on topography. . ' Project Design: The location of land uses in the master plan and siting of facilities will avoid changes in topography as much as possible. The site's natural slopes and features ' will be respected to minimize grading requirements. Grading Ordinance Compliance: All grading operations will be conducted in a manner , which will ensure full compliance with dust, erosion and sedimentation control -39- 1 1 I INI'OWALI RESIDENTIAL CO! TNITY c •Final Environmental Impact Stat t• 1 standards and guidelines of the Hawai'i County Code. A grading permit must be ' obtained from the County to modify the topography of the site. The grading plans for the site are reviewed and approved in this process. 1 43 SOIL TYPES AND AGRICULTURAL CAPABILITY A. Existing Conditions 1 The soil types for the area have been mapped as part of the U.S. Department of Agriculture, Soil Conservation Service (1972) soil survey for the State of Hawai'i. Four I soil types occur on Manini'owali. These include pahoehoe lava flows (rLW), cinder land (rCL), rock land (rRO), and 'a 'a lava flows (rLV). The predominant soil types of the land are 'a'a lava flows and rock land (Figure 10). There are generally few sections of the site which have soil depths exceeding a few inches. These soil areas are able to support a few 1 species of dry land grasses and trees. According to the U.S. Department of Agriculture (1972), soils at Manini'owali have been ' determined as not suitable for agricultural use. Pahoehoe lava flows, cinder land and 'a 'a lava flows have an agricultural capability class rating of VIII, which is defined as soils and land forms whose limitations preclude the cultivation of commercial plants. I Rock land is given a capability class rating of VII, which includes soils which have very severe limitations that make them unsuitable to cultivation, and restrict their use largely to pasture or range, woodland, or wildlife habitat. The subject parcel is lava rock 1 and generally unsuitable for agricultural uses. Two other land classification systems are used to rate the agricultural potential of soils I in Hawaii on a scale ranging from A (best) to E (poorest). The University of Hawaii Land Survey Bureau (1972) classifies the soils of the property as category E soils, which indicates they are not suited for agricultural uses. The State of Hawai'i Department of t Agriculture has also mapped Agricultural Lands of Importance to the State of Hawai'i (ALISH). The site does not contain soils rated as . "prime ", "unique ", or "other important" agricultural lands, as defined for ALISH. 1 B. Anticipated Impacts The development of this project will have no impact on commercial agriculture since ' none presently exists, nor is likely to ever exist given the semi -arid climatic conditions and sparse pockets,of soil. 1 In the developed areas, at least 12 inches of soil will be added to the graded ground surface as required for golf course development (high maintenance turf areas). About 6 to 8 inches of soil is required for residential and golf course landscaping. Of the total 388 ' acres proposed for development, approximately 350 acres will be associated with project features. Of this development area, approximately 10 percent of the site will remain as natural buffer at edges of the golf course and between some residential areas and golf I course. The cinder cone pu 'u, the highway setback area, and specified archaeological sites are preserved within this area. ' -40- 1 o r 1 4, Q q I 1 i C a0 -: d U it < • - 3 o > eas Y 1 o� k - a 1 N a- 1 r ; fi t ., al Cel I.( 1 I .� 1 b ¢� r 3�• • Az 1 • • o q " C$� a 1 . _ it - _ 1 _ - l . l e t 1 I , I, i. p r a 1 ,.., 4 L ) _ , , ›. Le. .„ w t 01 1 1 T1 ° mo o Q .� —� Al O. 3 1 _ o . . 1 — 41 — 1 INI'OWALI RESIDENTIAL CO IITY 4 Final Environmental Impact State t• Clearing and grubbing activities on approximately 315 to 325 acres during construction ' will temporarily disturb the soil retention values of the existing vegetation and expose the soils to erosional forces. Some wind erosion of soils could occur without a proper watering program. Precipitation events will also cause some erosion of soils over ' disturbed areas of the land. C. Mitigative Measures ' The impact of construction activities and long -term operations on soils will be mitigated by several measures, as listed below: ' Construction Erosion Control: Construction activities will follow strict erosion control measures as specified in the following: a. Hawaii County Code Chapter 10, Erosion and Sedimentation Control; b. State Department of Health, Section 401 Water Quality Standards and Guidelines 1 c U.S. Soil Conservation Survey Erosion and Sediment Control Guide for Hawati i, (1968). Prior to any grading a permit application will be submitted to the County of Hawai'i, Department of Public Works; erosion and sedimentation control measures as specified ' in the regulations cited above will be addressed. Erosion control measures may include, but are not limited to, the use of temporary sedimentation ponds, cut -off ditches and temporary ground cover. 1 Watering and Landscaping: In particular, a construction area watering program will be implemented to minimize soil loss through fugitive dust particulate emission, levels from construction sites and roadways. Other control measures include good housekeeping on the job -site, and pavement or landscaping of bare soil areas as quickly as possible. ' Landscaping and Long -Term Erosion Control: Landscaping will be established throughout it's grounds, and establish control over existing erosion areas on steeper slopes. This continuous, long -term management of the property will reduce erosion from existing conditions. ' 4.4 DRAINAGE AND RUNOFF WATER QUALITY This section presents a .discussion of the existing drainage conditions and storm runoff ' water quality. Potential impacts of the proposed project on drainage and runoff water quality are discussed in three technical consultant reports. These reports were prepared to address storm runoff water quality, as well as runoff water quality relating to 1 landscaping and the use of fertilizers and pesticide application to golf course turf and 1 -42- 1 INI'OWALI RESIDENTIAL CO I NITY Final Environmental Impact Stat t• residential landscaping. Mitigative measures are proposed to be implemented which will minimize both drainage and runoff water quality impacts. • 4.4.1 DRAINAGE CONDITIONS Drainage conditions within the project site, and potential project impacts on drainage, were evaluated by Park Engineering (October 1991). The full engineering report is included in Appendix A; the drainage findings are summarized below. A. Existing Conditions Rainfall in the area is light - approximately 17 inches annually - and groundwater recharge is restricted to seasonal storms or through higher elevation precipitation on the upper slopes of Hualalai. • Due to the high permeability of the site's volcanic soil and geologic subsurface, there is • very rapid storm water drainage into the lava layers, and runoff is essentially non- existent. The existing soil type would be classified as Class A by the U.S. Soil Conservation Service, meaning that it has the highest water intake rate. The incident precipitation travels briefly over land as sheet flow before it percolates into the soil to become groundwater. There is no surface runoff to the ocean from the project site. • Estimated runoff volumes for existing conditions are listed in Table 4. Groundwater eventually finds its way downslope to the only major surface water body in proximity to the site, the Pacific Ocean, located approximately 1,000 feet from the makai property boundary. The only drainage improvements near the site are those located along Queen Ka'ahumanu Highway. Three drainage culverts connect the mauka portion of Manini'owali with the NKDG lands makai of the Highway are shown in Figure 5. B. Anticipated Impacts Pending final site planning and engineering design, the proposed project will involve clearing; grubbing and grading of about 315 to 325 acres of the property. In the areas to be developed, soil and foundation materials will be added to the graded ground surface as required for development of the residential and golf course, roadways and landscaping. New drainage patterns will direct stormwater runoff through grass swales and detention basins, and eventually to the many drywells located throughout the project site. There are no stream channels that could be modified and none will be created. The natural slopes and vegetation of the preservation areas which include the small pu'u at the northern portion of the site will not be affected by construction. Although the overall developed soil conditions will have a lower water intake than the present Class A condition, there will be no effect on off -site drainage conditions as a result of the project. Incremental storm water runoff over and above natural runoff conditions is planned to be collected and discharged to drywells located throughout the -43- ' 1 I INI'OWALI RESIDENTIAL COM ITY 0 inal Environmental Impact State• ' • 1 TABLE 4 STORM WATER RUNOFF VOLUMES 1 I : STORM CHARACTERISTICS HYDRAULIC (acre ft. /event) Duration (hr.) RI (yr.) Amount (in) 1991 2006 Increase ' 1 1 1.00 0.0 1.5 15 1 5 1.50 0.0 32 3.2 1 1 10 1.75 0.0 4.4 4.4 1 25 2.00 0.0 5.8 5.8 1 1 50 2.25 0.0 7.4 7.4 1 100 2.50 0.0 9.1 9.1 ' 24 1 2.75 0.0 11.0 11.0 ' 24 24 5 4.00 0.1 22.4 22.3 10 5.00 1.9 33.8 31.9 24 25 6.00 5.7 46.9 41.2 1 24 50 6.75 9.7 575 47.8 24 100 7.40 13.8 67.2 53.4 1 (1) RI = Recurrence Interval I (2) Year of Full Development (3) Increased hydraulic volumes are controlled on -site as discussed in Section 4.4.1.B ' SOURCE: Gordon L. Dugan (June 1991) 1 1 1 44 1 NnI'OWEDENTIAL CO ITY Fi Environ RSI Imp State t• 6 1 project site. Overland storm water drainage from the site onto adjacent land will be similar to or less than existing conditions. No runoff from the site will reach the ocean. The proposed development will increase the quantity of peak runoff generated to various degrees, depending on storm conditions. Changes in land surface types will be made by the construction of impervious surfaces such as roads and buildings. Dugan (1991) estimated existing and post development runoff volumes, for use in evaluating runoff water quality. As shown in Table 4, the total volume of storm water runoff ' generated under full development conditions for the one -year, one -hour duration storm is predicted to be 1.5 acre -feet, whereas, there is presently none. Near the extreme in severity of runoff conditions, a 100 -year storm of 24 hour duration will cause the on- site runoff to increase five times - from 13.2 to 67.2 acre -ft. The incremental difference, • however; is 53.4 acre -ft. This increase in runoff volume will be accommodated by on- 1 site drainage facilities, thus, eliminating surface runoff impacts on adjoining lands or the ocean. 1 The runoff values presented (acre -ft. /event) represent a volume of water and should not be confused with peak discharge rates, which represent the maximum volume of storm water runoff discharge per unit of time (e.g. cubic feet per second or million gallons per day). Peak discharge rates are required for engineering design of proposed drainage facilities and ascertaining the capacity of existing facilities, while total runoff provides a more realistic estimate of potential impact on water quality. Peak discharge rates will be calculated for the engineering design of grading and drainage plans for the golf course, residential development, and other areas to be altered for construction of the project's facilities. These rates will be calculated using County of Hawai'i drainage standards, and cannot exceed current peak discharge rates for this land. C. Mi i ive Measures Several measures will be implemented to insure the public safety and environmental integrity at on -site and off -site areas with respect to runoff volume and off -site flow. These measures are discussed as follows. Drywells: Most of the projected increase in runoff will result from the development of homes, roadways, parking areas and other impervious surfaces. For many of the residential lots, and for major roadway sections, storm runoff can be routed through the golf course and landscaped areas to dampen the runoff rate. 1 The principles followed in developing the storm water runoff plan for this project are comparable to other West Hawai'i development projects. Storm water runoff will be primarily directed to specially constructed, on -site drywells, or drain -pits, at numerous locations throughout the development area. Dry wells which will vary in sizes from four to eight feet in diameter and two to four feet in height will be installed at low spots on the project site within grassed and paved surface areas. Collected runoff water will recharge the groundwater table beneath the site through openings pitched at a 45° angles. This design allows the runoff to be discharged through more ground surface area for infiltration. These drywells will be designed for a storage capacity equal to the -45- 1 • 1 INI'OWALI RESIDENTIAL CO • o inal Environmental Impact State runoff volume generated by a 10 -year storm as required by the County. This will ensure that the maximum flow rates of surface runoff departing the site will be similar to, or ' less than, the existing rates. Erosion Controls: Increases in constituent suspended sediment loads in runoff could result from construction activities, especially if a significant storm occurs during the interim period between exposed and stabilized soil conditions. To limit these potential increases, strict soil erosion control measures will be adhered to. With the existing high infiltrative soil /rock conditions of the project site, this is of lesser concern than with most similar project developments in Hawai'i that have higher rainfall and soil t conditions permitting less infiltration. Erosion and sedimentation control standards and guidelines will be in conformance with the Hawaii County Code, Chapter 10, Erosion and Sedimentation Control. 4.4.2 STORM RUNOFF WATER QUALITY A. Existing Conditions As explained in Section 4.4.1 above, there are presently no surface water bodies and no intermittent streams on the project site. The only major surface water body in proximity I to the site is the Pacific Ocean, located approximately 1,000 feet from the makai property - boundary. A small anchialine pond exists on a privately -owned parcel surrounded by the adjacent State land just mauka of the beach at Kua Bay. Neither the pond nor the 1 ocean presently receives surface water runoff from the project site. Marine resources and ocean water quality are discussed in Section 4.6, which relates indirectly to the surface runoff water quality on the site. 1 B. Anticipated Impacts Potential impacts to surface water quality on -site and off, include both short -term, construction- related effects and long -term, operations - related effects. The proposed residential community, including the golf course, will not generate surface runoff that will reach the ocean. Runoff flowing from the NKDG site onto adjoining lands will be at rates comparable to or less than existing conditions. Short -term construction- related effects on runoff water quality include erosion and 1 suspended sediment due to construction area runoff. The site will be cleared of vegetation over approximately 315 to 325 acres. This clearing operation, and subsequent grading for site development, will create exposed soil areas that could be eroded by storm water runoff without the implementation of soils management measures during construction. Soils on cleared areas will be stabilized (as required) by temporary vegetation or other measures prior to the clearing of new areas. ' Long -term operational activities also will not create surface water quality effects. Surface runoff will enter groundwater, which ultimately drains into the ocean. Potential 1 impacts on groundwater quality are discussed in Section 4.5. Potential impacts on ocean water quality are discussed in Section 4.6. Activities which may create the most 1 -46- 1 el INPOWALI RESIDENTIAL CO NITY • Final Environmental Impact Stat t• • a environmental concerns with regard to surface water quality and quantity include the application of pesticides and fertilizers, and irrigation disposal of treated effluent. These concerns are addressed below. Fertilizer and Pesticides Application Impacts on Runoff: The development and maintenance of the golf course will require application of fertilizers to supply essential nutrients to turf grasses and ornamental plants. Pesticides will also be required to control the associated weed, disease and insect pests that affect grasses and plants. Pesticide applications will be carefully controlled through implementation of an Integrated Pest Management (IPM) program, which is discussed more fully later in this section. These chemicals will be applied to the greens, tees, and fairways on ,the golf course, and infrequently on the roughs. Maintenance of landscaping in residential areas will also require infrequent application of small amounts of fertilizers and pesticides. The potential for surface water quality effects that may result from fertilizer and pesticide application was evaluated in technical studies by Dugan (June 1991) (fertilizer and suspended sediment only) in Appendix C, and Murdoch and Green (July 1991) in Appendix D. Their findings are summarized below. Fertilizers may be subject to movement from the application point by runoff during high intensity storms, or by movement toward groundwater. The primary fertilizer elements of concern for possible transport in runoff are nitrogen and phosphorus. The constituent changes anticipated for nitrogen, phosphorus and suspended solids in storm water runoff for one -hour and 24 -hour durations are presented in Appendix C. This • data assumes use of soluble fertilizer which is much more mobile than the slow - release nitrogen fetilizer planned for use on this site. Under normal conditions of irrigation and precipitation, phosphorus attaches itself very tightly to iron and aluminum hydroxides which are plentiful in the Hawaiian soils. Phosphorus is expected to move little if any from the site of application. Under extreme storm conditions, where phosphorus may not penetrate the soil, the phosphorus concentration in runoff waters from the completed project could be several times higher than the concentration under existing conditions. This potential condition will be substantially mitigated, however, because fertilizer applications would be timed to avoid severe weather conditions, otherwise the effectiveness of the application would be poor. In addition, the use of drywells and diversion through the golf course and landscape buffer will promote phosphorus removal by means of absorption onto settled suspended solids, and an increase in contact with bare soil and /or nutrient uptake by vegetation in the drainage path. The drywells are designed to slowly release the collected storm water to the groundwater, thus, some of the applied phosphorus is expected to accumulate within silt collected in these basins. Even if small amounts of phosphorus are carried in runoff waters, the surface runoff water will not reach the ocean or the anchialine pond makai of the project site. 1 -47- i INI'OWALI RESIDENTIAL COMITY • . 0 inal Environmental Impact State 1 The fertilizer constituent of primary concern is nitrogen. While ammonium nitrogen (NH4) moves little in soils, nitrogen applied in the ammonium form can be converted to the oxidized nitrate forms (NO3 and NO2) which are not bound to the soil and moves readily with water. The high nitrogen uptake by turf grasses, however, means that nitrogen will be used rapidly after application. Only under conditions where rainfall occurs soon after application of a soluble nitrogen source would there be excessive loss of nitrogen by surface runoff, or by leaching below the root zone. This nitrogen ' movement will be controlled by applying much less mobile slow - release nitrogen fertilizers. Runoff will be routed to detention basins, waste bunkers and grassy swales which contain plants that will utilize much of the nitrogen, prior to collection in dry 1 wells. Pesticides application, including herbicides, insecticides and fungicides, will be required ' at the project. Of the three pesticides types, the most frequently used in Hawai'i are herbicides. The potential for contamination of surface runoff water by pesticides will be minimal because of measures being implemented to significantly reduce the frequency ' and amounts of pesticides applied through an IPM program for the golf course and common areas. Additionally, groundwater wells and lysimeters will enable measurement of pesticide and fertilizer runoff control measures. Detention basins, • waste bunkers, and grassy swales will act as sinks for runoff, substantially cutting the concentration of pesticides entering drywells and percolating to groundwater. Suspended Sediments in Runoff: The construction period will have the greatest ' potential for generating suspended sediments in runoff. Extensive measures will be implemented to minimize soil erosion from construction sites. The incremental load of suspended sediment is predicted to increase for all storms considered. However, the ' numerous waste bunkers and drywells distributed throughout the project site will restrict constituent loads to the property. Natural filtering processes of the drywells will remove suspended solids prior to entering groundwater. 1 C. Mitigative Measures ' Planning for this residential and golf course project considers elements which are designed to minimize potential negative impacts to groundwater quality. Mitigative measures will be employed to minimize potential impacts during the short -term ' construction phase as well as the long -term operational phase. Erosion Controls: Soil erosion mitigation measures recommended by the State DOH, County of Hawai'i, and SCS are included in Section 4.2. In addition, soil stockpiling will be conducted to contain excavated earth in controllable areas prior to its use elsewhere on the site. Expedient stabilization and revegetation of exposed areas on the site will ' also minimize erosion of soils. Integrated Pest Management (IPM): An IPM program will be instituted to minimize the ' frequency and amounts of pesticides being applied at the golf course. IPM programs involve extensive monitoring of turf conditions which enables early detection of pest conditions before they become widespread. Smaller and less frequent pesticide 1 1 •• INI'OWALI RESIDENTIAL COIONITY Final Environmental Impact State t• • a • 1 applications are necessary when IPM programs are implemented. The types of chemicals being utilized for treatments will be the lowest possible, in terms of toxicity and their persistence and mobility. When compared to traditional pesticides application rates, IPM programs typically reduce total pesticide usage at golf courses from 35 to 50 percent. The reduction of the total amounts of pesticides being used will substantially reduce the potential for their release to the environment outside the golf course. Irrigation Management Golf course and common area irrigation management is critical to minimizing fertilizer and pesticide impacts on surface waters. If excessive irrigation water is applied, the likelihood of nitrate and pesticide movement in surface waters or movement to groundwater is increased. A U.S. Weather Bureau. Class A evaporation • pan and a computerized irrigation system will be used to measure evaporation and to properly schedule irrigation applications in the operation of the golf course. Irrigation scheduling will follow programs described in Golf Course and Grounds Irrigation and Drainage (Janet, 1985). Fertilizer Application: Slow- release nitrogen fertilizers will be applied for the most part on the golf course and residential landscaping areas. These fertilizers release nitrogen at the same rate which it is used by turf and landscape plants. Since irrigation water will contain some naturally occuring amounts of nitrogen, the fertilizer application of nitrogen will be reduced to compensate. , 1 Detention Bains, Waste Bunkers, Swales and Drywells: In combination with the measures being taken to reduce fertilizer and pesticides usage on the golf course, sinks for runoff will be developed at detention basins, waste bunkers, grassy swales and drywells. Each of these areas will increase the time that fertilizers and pesticides in runoff will be exposed to water, sunlight; soils, vegetation and organic material. The sink areas will allow for detention, dilution, uptake, breakdown of the nutrients and chemicals, and capture of most suspended sediments. Vegetation and organic soil material in waste bunkers and swales will capture much of the nutrients, pesticides and sediment from the storm water runoff. Certified Golf Course Management: A well - qualified Certified Golf Course Superintendent will be responsible for managing the golf course. Mitigative measures proposed above are also based on sound management practices that will be followed with regard to fertilizer and pesticide application and irrigation. The Golf Course Manager will be thoroughly trained and experienced in the implementation of the IPM program and the management of chemicals on the site. Urban & Runoff Control - Best Management Practices: Runoff from residential areas will be released through natural vegetation swales to help eliminate potentially adverse concentrations of chemicals through evaporation, sunlight breakdown, dilution, and uptake of organic material. Best management practices promoted by the State Department of Health will be implemented, as applicable and practicable to this project. • 1 - 49 - 1 NI'OWALI RESIDENTIAL COMITY • o Final Environmental Impact Stateiil�C• . 1 4.5 GROUNDWATER RESOURCES 1 This section includes a discussion of the alternative water sources and the existing groundwater aquifer which underlies the site. In addition, the potential impacts that I could result from the proposed project are identified. A hydrogeological study of the area and the proposed project site has been prepared by Waimea Water Services (October 1991) and is included in Appendix E. Oceanit Laboratories, Inc. (OLI), (October 1991) has studied the potential for impacts to groundwater from the proposed residential and golf I course uses; the OLI report is included as Appendix F. Information from these studies are summarized in this section. ' A. Existing Conditions On -Site Groundwater Resources: There are no potable groundwater reserves at the ' project site. Salinity ranging from 1,500 to 3,000 mg /1 total chlorides would be expected from any wells on the property. It is unlikely that any groundwater fresher than 1,500 mg /I total chlorides could be drawn from a well located within the NKDG property. I Groundwater inflow under the project site originating upslope is estimated at 0.75 mgd based upon average rainfall and evaporation rates for the area. Groundwater recharge I by percolation of rainfall over the project site (and including the adjacent coastal State land) amounts to approximately 0.07 mgd. Groundwater outflow to the sea over this section of the coast is therefore estimated at 0.82 mgd. 1 Kaupulehu/Kuki'o /Manini'owali Area Potable Water Supply: The County of Hawaii has water systems extending as far as the Keahole Airport, approximately four miles to ' the south of the project site. The County's mauka water system is planned to be extended to the southern boundary of the Hu'ehu'e Ranch. County water is not available to be transmitted to the project site as current water commitments exceed I availability and transmission line capacity. Based upon water resource studies by Island Resources Ltd., any off -site fresh water wells I must be privately developed north of Kailua -Kona and located between mauka elevations of 1,500 and 1,800 feet. These wells (provided adequate water resources are found) would need to be properly located to integrate with the County water system and neighboring private water systems for future cross connections. Once developed, these ' wells could be turned over to the County for maintenance and operation (generally on the condition that 60 percent of well capacity would belong to the County DWS), or operated and maintained as a private system. I The presence of a thin basal lens has been confirmed at elevations between 1,500 to 1,800 msl with brackish water found at the top of the water table in the water development of 1 the Kaupulehu and Kuki'o resorts. The projected water demand of the existing Kona Village Resort, the planned Kaupulehu (currently under construction) and Huehue Ranch developments is estimated to be 2.4 mgd of potable water and 3.0 mgd of non- 1 potable water. 1 - 50 - il l•IINFOWALI RESIDENTIAL COINITY ' *Final Environmental Impact Stat t• • o • 1 Brackish water which directly underlies the project site has a total chloride content ranging from 1,500 to 3,000 mg /1 which exceeds levels which can be used for irrigation ' water. Further mauka on State land in Manini'owali and Awake'e, groundwater chloride levels approach.1,000 mg /1 at an elevation of approximately 600 feet above msl. This brackish water has excellent potential for direct use for irrigation and also for potable water for domestic purposes through desalinization. ' The sustainable yield or capacity of an aquifer represents the amount of water available in the aquifer. It is the rate of total pumping which could be continually withdrawn 1 from the Kiholo aquifer without affecting the quality or the quantity of the output. The sustainable capacity of this aquifer is estimated to be about 14 mgd (Waimea Water Services, 1991). The existing approved potable and non - potable water demands for , developments in the adjacent resort node, which include Kaupulehu, Kona Village and Kuki'o resorts, total approximately 5.41 mgd or about 39 percent of the estimated sustainable capacity. t B. Anticipated Impacts Potential Impacts on Water Supply - 1 North Kona Development Group proposes to construct a dual water system to provide its required potable and non - potable water. Potable water is required for domestic uses at ' residential units, golf clubhouse, tennis center, maintenance buildings, and the wastewater treatment plant office. Non - potable water will also be required for irrigation of the project's golf course and landscaped areas. ' Based on the Water System Standards of the County of Hawai'i Department of Water Supply's (DWS), the project's estimated average daily requirement for potable water is ' 430,600 gallons per day (maximum daily demand of 645,900 gpd) for 1,000 housing units and the other project elements. Water demand projections are shown in Table 2, and ' discussed in Section 2.1.9 and 2.1.10. The project will also require a total of 947,400 gpd of non - potable brackish water to irrigate the golf course and landscaped areas. Of this amount, approximately 291,200 gpd will be recycled treated effluent water from the ' wastewater treatment plant. The adjusted brackish water demand for irrigation is 656,200 gpd. Total average daily demand on the aquifer due to this project is approximately 1.09 mgd. NKDG has investigated the potable and non - potable water supply alternatives for development for the proposed project, including desalinization of brackish water, as well as off -site development of potable water with shared resources and infrastructure ' costs with adjacent landowners. The investigation identified the creation of an independent system using brackish water for non - potable and desalinization for potable water as the favored approach for the project's water supply. NKDG has requested , permission to utilize State lands mauka of the site on Manini'owali and Awake'e to establish a field of six brackish water wells. According to Waimea Water Services (October 1991) brackish water derived from wells at approximately 600 feet above msl ' could be used directly or blended with treated effluent for irrigation. The total chloride - 51 - 1 . 1 I �NI'OWALI RESIDENTIAL COM ITIY e Final Environmental Impact State iW level is anticipated to be approximately 1,000 mg /1, which will be used directly for ' irrigation of turf and landscaping. A desalinization plant will also produce the 430,000 gpd of potable water to serve the average daily demand of the proposed project. I The project will require approximately 1.09 mgd (average daily demand) of total brackish water for both potable and non - potable uses. Including this new demand with the other wells tapping this aquifer, the total regional demand on this aquifer will become I approximately 6.4 mgd, or about 48 percent of the estimated sustainable capacity of the aquifer. I Potential Impacts on Groundwater Quality Considerations for groundwater quality relating to this project include the irrigation disposal of treated wastewater effluent, irrigation with brackish water, and the I application of fertilizers and pesticides on the golf course and landscaped areas. Potential impacts of fertilizers and pesticides in groundwater entering the coastal marine environment is discussed in Section 4.6. I Treated Wastewater Effluent Disposal: A study of wastewater treatment and disposal for this project has been prepared by Park Engineering (October 1991) (Appendix C). The I proposed development is expected to generate approximately 291,200 gpd of wastewater, all of it classified as domestic. The wastewater will be treated by an activated sludge secondary treatment system. Secondary treatment with chlorination will remove 99 ' percent of the bacteria and up to 99 percent of the viruses in wastewater effluent. The most environmentally sensitive approach for this project to dispose of the effluent I is in golf course or other land irrigation, rather than through an ocean outfall, injection wells, or septic tanks with leaching fields. The State Department of Health strongly supports the concept of utilizing treated wastewater for irrigating community I landscaping areas and the golf course (Lewin, August 20, 1991). This is a proven technique of effluent disposal in Hawai'i, and its practicality has been demonstrated by field investigations conducted by the Water Resources Research Center of the University I of Hawaii. Tests showed that percolate from irrigation water consisting of secondary effluent does not carry bacteria or viruses through the soil mantle. Carefully managed irrigation applications at the project will minimize infiltration of nitrates and other nutrients. The project site is located below the UIC line which runs along the Queen ' Ka'ahumanu Highway. Treated .wastewater will be diluted with brackish water, and disposed of by land Ii irrigation of the golf course in an acceptable manner approved by the State. Treated wastewater effluent will have the following characteristics: BOD - 5 to 15 milligrams per liter (mg /1); suspended solids - 5 to 15 mg /1; nitrogen - 5 to 7 mg /1; phosphorus - less I than 6 mg /1; and total coliforms -less than 23 per 100 milliliters (m1). Adequate disinfection will also insure that coliform counts do not exceed 240 per 100 ml in any • sample. These levels are acceptable for secondary treated effluent according to proposed I Hawai'i Administration Rules, Title 11, Department of Health, Chapter 62, Wastewater Systems. Disposal of diluted secondary- treated effluent by irrigation methods is also ' - 52 - � INPOWALI RESIDENTIAL COFNITY •Final Environmental Impact Stat nt• 0 . µ. regulated by the'State Department of Health, State Department of Land and Natural Resources and the County Department of Water Supply. The volume of treated wastewater effluent (291,200 gpd) will amount to about 30.7 percent of the average golf course irrigation needs (947,400 mgd). Typically, only 5 to 10 ' percent of properly applied soluble nitrogen eventually infiltrates the groundwater with the other 90 to 95 percent utilized by plant and soil ecology uptake. This utilization rate applies to all soluble nitrogen sources applied to the golf course from both fertilizer and treated effluent. Land application of treated wastewater effluent has the potential to add approximately five percent of effluent nitrogen from percolate to the groundwater. Studies of groundwater quality prepared by Oceanit Laboratories, Inc. (October 1991), ' show that with proper irrigation management of turf areas, treated effluent nitrogen is expected to be utilized completely by the turf grasses, with minimal leaching to groundwater. Dilution of the minor amount of leached nitrogen within the groundwater lens will further reduce its concentration within the aquifer. Nitrogen • input to groundwater through treated effluent irrigation is not expected to reduce the quality of this aquifer. The presence of bacteria and viruses will be well within allowable limits and none are expected to reach the aquifer. Bacteria and viruses will essentially be removed from treated effluent during the final treatment steps. The remaining bacteria and viruses will generally be removed in contact with organic material and particles in the soil profile. Domestic wastewater effluent also does not normally contain concentrations of heavy metals and other contaminants in excess of EPA limits. ' Non - Potable Water Use in Irrigation: Areas irrigated directly with non - potable water (1,000 mg /1 chlorides) must be supplied on a regular basis at a rate approximately 20 percent greater than plants require in order for the dissolved salts contained in the treated wastewater to adequately leach out of the root zone. By- product water from the desalinization process will also be used in a diluted form. Most of the golf course will be irrigated with a mixture of 70 percent brackish water and 30 percent treated wastewater effluent. Treated effluent has a low salinity, and therefore will dilute the salinity of the golf course irrigation water, and minimize the need for over - irrigation to remove dissolved salts. The mean groundwater salinity may increase slightly (less than five percent), much less than the natural variation during the year. The introduction of irrigation water will impact the aquifer by changing the existing recharge pattern and increasing the total mean annual recharge volume. When included with groundwater flow from the primary water budget area, the increase in total groundwater flow through the project site will be only approximately six percent. ' The recharge from irrigation water will act as a continuous source of water at the site, which will slightly distort the groundwater flow. Streamlines will tend to diverge at the site due to the source effect of the' irrigation water. There will be a slight rise in the mean groundwater table estimated at from 0.8 to 1.0 inch to accommodate the additional water. ' - 53 - 1 1 • IIINIIOWALI RESIDENTIAL COM ITY t i ' o inal Environmental Impact State• 1 Fertilizer Use on Golf Course and Landscaped Areas: For a typical 18 -hole golf course in ' Hawaii, fertilizer use rates differ for the various areas of the course. Greens and tees receive the most frequent application (two and four weeks, respectively) while fairways and roughs are fertilized less frequently (eight weeks and three months, respectively). ' Complete fertilizers are usually applied, meaning those that include nitrogen, phosphorus and potassium. Nitrogen is applied in larger quantities and is the only fertilizer element likely to enter groundwaters. 1 The golf course at this project will have approximately 86 acres of total maintained turf area. Fertilizer application rates for this golf course have been calculated in Murdoch ' and Green (March 1991) and are shown in Appendix E. The golf course will be designed to minimize high application areas, such as greens and tees, to approximately eight acres. Greens and tees are the most highly manicured areas on the golf course, and pose ' the greatest risk for contributirig nitrogen to groundwater since they receive the most frequent fertilizer application and irrigation. Fairways are the largest area of a golf course, and this course is planned to have approximately 42 acres of fairway. Fairways are much less maintained than tees and greens, yet must be fertilized and irrigated regularly. The least maintained area on the golf course is the rough, which is allowed to grow tall, is infrequently fertilized and irrigated. The golf course is planned to have approximately 36 acres of rough. The golf course will utilize approximately 14.6 tons of 1 nitrogen, most of which will supplied by applied fertilizer and approximately 10 percent supplied by nitrogen in treated effluent disposed by land irrigation (discussed in the previous section). 1 The proposed golf course will be irrigated under strict management to avoid excess irrigation, and will primarily use slow - release nitrogen fertilizers instead of soluble 1 nitrogen fertilizer. Excessive irrigation only serves to pass the nitrogen beyond the turf root zone, where it provides little benefit to turf growth. Carefully managed irrigation will restrict the amount of soluble nitrogen leaching through the soil and ultimately ' reaching the underlying aquifer. A golf course which does not strictly manage its irrigation will create waste and cost to the operation, and could contribute greater quantities of nitrogen to the groundwater. 1 When soluble nitrogen fertilizers are carefully applied to turfed areas of a golf course, approximately 90 to 95 percent of the nitrogen is used by the plants. If only soluble ' nitrogen fertilizers are used, approximately 5 to 10 percent of the soluble fertilizer nitrogen could potentially leach below the root zone of plants on the golf course, and eventually enter groundwater. The golf course, common areas and residential lots will primarily utilize slow - release nitrogen fertilizers instead of soluble nitrogen fertilizers, since they cause significantly less leaching of nitrogen below the soil profile. The use of the slow - release nitrogen fertilizers generally in place of soluble nitrogen fertilizers will reduce the loss of nitrogen through the soil profile to 1.5 percent, which will equate to 1 0.2 tons of nitrogen per year contributed to groundwater from the golf course area. Soluble nitrogen forms will be used periodically in low growth periods, but only in small quantities that will be utilized almost completely by turf plants and the soil ecology. 1 - 54 - 1 . I NI' OWALI RESIDENTIAL CONITY Fi nal Environ I Stat t b 11 The golf course and other land uses involving fertilizer application will be developed on lands which range in elevation from approximately 60 to 200 feet above the basal ' aquifer. The vertical distance between the point of nitrogen application and the basal aquifer will allow for further dilution of any nitrogen leaching below the root zone. Once contacting the aquifer, nitrogen dilution effects will again be substantial, • considering the expansive volume of the underlying aquifer. The quality and quantity of nitrate infiltration from the proposed golf course and other land uses involving fertilizer application is not expected to degrade the basal aquifer. Oceanit Laboratories (October 1991) has modeled the worst -case potential contribution of • nitrogen to groundwater below the project site. Aquifer nitrogen concentration at the site is estimated at 0.85 mg /l. Average nitrogen concentration in the underlying aquifer is increased to a predicted concentration of 2.18 to 2.95 mg /1 under this worst case scenario. This value is well within the EPA potable water limit of 10 mg /1. No water source could be affected by tis nitrogen because of the groundwater flow towards the ocean. Unlike nitrogen, phosphorus generally becomes fixed to soil particles and will not infiltrate to groundwater. Phosphorus combines 'quickly with iron and aluminum ' compounds and forms insoluble phosphates. Thus the impact of phosphorus on the aquifer is very small. Potassium not consumed by plants is expected to remain in the soil because of ion exchange processes. • Use of Pesticides on Golf Course and Landscaped Areas: Pesticide is a loosely used term for chemicals applied to control either pest insects or diseases of turf grass and landscaping vegetation. Pesticides consist of herbicides (weed killer), insecticides (insect killer) and fungicides (fungus killer). All of these types of chemicals will be required to maintain turf quality on the proposed golf course, and to maintain turf and landscaped t vegetation in common areas and on private residential lots. The chemicals used will only be those approved for golf course application in Hawaii, regulated by the U. S. Environmental Protection Agency and the State of Hawai'i Department of Agriculture. The amount and frequency of pesticide use, the types of chemicals used to control pests, and the quality and thickness of the topsoil affect the potential impact to groundwater quality in the aquifer underlying the proposed project. The amount of pesticide leaching to the aquifer can be controlled by importing topsoil with a high organic content and by maintaining adequate topsoil thickness. Based upon a soil thickness of at least 12 inches with an organic content of at least two percent, and traditional rate of application of pesticides (non -IPM approach), estimates of the resulting worst -case pesticide concentrations in the groundwater as a result of this project were calculated by Oceanit Laboratories (September 1991). The results are presented in Appendix G. The implementation of the planned IPM program, described as a mitigative measure below, will eliminate or reduce these predicted levels far below potentially deleterious concentrations. ' Under the worst -case scenario, none of the pesticides concentrations predicted to reach the groundwater will come close to the Health Advisory Limits established by EPA for drinking water. - 55 - ' INI'OWALI RESIDENTIAL COM ITY I a • a inal Environmental Impact State • The approach to the controlled use of pesticides at the proposed golf course will involve I a technique developed and utilized extensively in agriculture called Integrated Pest Management (IPM). IPM programs have been developed in the past by the agriculture industry for specific crops as a means to control waste and costs through unnecessary or I . excessive pesticide usage. The control of pesticide overuse is a major concern for the natural and human environment, to minimize the potential for pesticides entering surface water, groundwater and the air. The goal of the IPM program will be to use I cultural, chemical, and biological control measures to suppress pest populations to levels at or below the aesthetic or economic threshold which is set. The health of the golf course turf is critical in keeping the pest populations down, and minimizing the I need to apply pesticides. IPM does not eliminate the use of pesticides on a golf course, rather it creates a high level of turf management and control over the use of pesticides, which results in less overall use of pesticides. ' The proposed golf course will occupy approximately 170 acres of land; however, only 86 acres will be turf. Of that amount, tees and greens will constitute approximately eight acres of the golf course, and the majority of pesticides application will occur in these I areas. The remainder of the turfed golf course (78 acres of fairways and roughs) will receive none or infrequent pesticide applications, especially with the proposed use of resistant turf types. Approximately 84 acres of landscaped and natural buffer area will I surround the golf course, and the landscaped portion will receive very infrequent applications of pesticides. The project will employ the xeriscape method of landscape planting, which uses plants which require less water than traditional landscape ' plantings. Irrigation control is another key in golf course management which affects the ability of I applied pesticides to pass through the turf root zone and soil profile. The Golf Course Manager also is responsible for the irrigation program, which must consider the areas applied with pesticides. Irrigation soon after application of pesticides will be avoided, to I discourage washing pesticides through the soil profile without time to interact with the turf and organic material in the soils. The Golf Course Manager will make every effort to be aware of weather conditions to avoid applications of pesticides prior to rain storms. ' C. Mitigative Measures Mitigative measures are recommended which address the impacts to the area's water ' supply, as well as to groundwater quality. Discussed below are measures for the conservation of potable water, the conservation of non - potable water, and measures which will minimize impacts to groundwater. I Seasonality of Precipitation: Rainfall varies over the year at Manini'owali, with wetter months being during the winter. Irrigation water demand from the off -site wells will I typically be near it's estimated maximum during the summer months. Pumping requirements stated earlier are calculated based on the average day demand for the golf course, common areas and country lots. 1 ' -56- 1 INI'OWALI RESIDENTIAL CO1NITY •Final Environmental Impact Sta nt• • • r Potable Water Supply Conservation Development Measures with Regional Impact: By developing a dual water distribution 1 system at its proposed project, NKDG will help conserve the regional potable water supply. Moreover, its proposal to develop brackish water wells and create, by desalinization, its own supply of potable water, further conserves the region's potable water resources. Reduced Potable Water Usage: Potable water usage is not expected to be as great as 1 calculated for the project due to the varied occupancy of the residential properties. Of the approximately 1,000 market residence units that will be developed, 75 percent of homes are expected to be occupied by full -time residents. The other 25 percent will likely be second homes, and will utilize less potable water and generate less wastewater than full -time occupant units. Potable Water Conservation Practices: Extensive water conservation practices will be employed to reduce the requirement for potable water. Conservation measures include the use of non - potable water for irrigation of th'e golf course, common areas and ' residential lots. Residential lots will have dual water systems, with irrigation systems installed for the use of non - potable brackish water. Potable and non - potable systems will be separate to eliminate the possibility of cross connecting. Non - potable spigots will be clearly labeled to prevent inadvertant consumption of non - potable water. Non - potable Water Supply Conservation Measures • Salt Tolerant Turf Grass, Xeriscape and Native Plantings: A salt - tolerant variety of golf ' course turf will be selected for much of the 86 acres of the golf course. Conservation of non - potable irrigation water will be accomplished by implementing a xeriscape plan for the landscape planting design and maintenance of common areas. and private residential lots. Xeriscape is a method of landscape planting which uses plants which require less water than traditional landscape plantings. The xeriscape plan is expected to reduce irrigation water consumption by as much as 50 percent in these areas, as compared to standard landscaping irrigation water requirements. Native dryland species suitable for arid coastal areas will be considered for the landscaping of the golf ' course and common areas. M • • •Mii•_ . n rIm ._ Utilization of Organic Rich Topsoil: A minimum of 12 inches of topsoil with high organic carbon content will be utilized in high maintenance sections of the golf course, ' to control leaching of pesticides. This thickness of soil is more than adequate to establish healthy turf. Many of the pesticides proposed for use are highly sorbed to organic matter in the turf and the high organic content soils. Use of organic -rich soils will effectively ' remove much of the pesticides penetrating the root zone and potentially reaching groundwater. 1 - 57 - 1 1 INI'OWALI RESIDENTIAL COM ITY ' = • inal Environmental Impact State • ' Irrigation Water Control: Irrigation water use will be strictly controlled to amounts that ' are necessary to maintain the golf course and the common landscaped areas. A Certified Golf Course Manager will be employed, who will ensure proper irrigation water use. Excess irrigation is never desirable because of the waste and extra costs created by pumping of water. Excess irrigation could also cause undesired "washing out" of fertilizer and pesticide below the intended turf root zone, as well as the potential degradation of groundwater quality by leached chemicals. Integrated Pest Management (IPM) Program: An IPM program will be instituted to minimize the frequency and amounts of pesticides being applied at the golf course. The ' types of chemicals being utilized for treatments will be the lowest possible, in terms of toxicity and their persistence and mobility, and total amounts applied. The reduction of the total amounts of pesticides being used will reduce the potential for their release to the groundwater and environment outside the golf course. Fertilizer and pesticides will also be applied under the supervision of the certified Golf Course Manager, who will strictly control the amounts following the IPM program and avoid over - application. Different types of IPM programs have been instituted successfully at golf course developments throughout the United States and also in Europe and Japan. Implementation of the IPM program is expected to result in a reduction of total pesticide usage up to 50 percent, as compared with the pesticide application amounts at typical golf courses in Hawai'i. The reduced pesticide . use, included with other control measures discussed later in this section, will greatly reduce the potential impact of pesticides affecting the quality of the groundwater below the site. IPM involves extensive knowledge about the management of healthy turf, and its ' potential pests and diseases. The keys to successful implementation of a golf course IPM program are the experience and thoroughness of the golf course management staff. Knowledge of the types of pests and diseases experienced at golf courses in West Hawaii t will be crucial in identifying turf problems early before they become widespread. The frequency and area of pesticide applications are carefully controlled in this manner. The golf course superintendent and staff must maintain the turf in healthy condition and monitor it constantly, identifying turf problems immediately and applying pesticides in a carefully controlled manner. Pesticide chemicals have varying toxicity to human and wildlife, and these chemicals also vary in their persistence and mobility in the environment. The IPM program will use the least toxic chemicals in the lowest possible concentrations and lowest volumes for application which will be needed to cure a pest or disease problems. At times it may be more environmentally responsible to use a more toxic compound in small doses to eliminate the pest problem, to avoid more frequent and voluminous applications of a less toxic compound. The Golf Course Manager will have the ultimate responsibility ' over the choice of pesticide used, concentration mix, area for application, volume to be applied, and timing of application. The Golf Course Manager will be certified through strict training programs (and regular update programs) to ensure his /her ability to safely ' control chemical use. This manager will follow state -of- the -art management techniques in safeguarding the human and natural environment from exposure to toxic chemicals 1 - 58 - O• INI'OWALI RESIDENTIAL CO I NITY , Final Environmental Impact Stat nt• • • ; • in pesticides. The Golf Course Manager will also be concerned about the costs involved ' with overuse of pesticides, because they are expensive products. Golf course employees ' responsible for chemical applications will undergo training and be licensed to apply pesticides. Management of Chemical Storage and Use: The golf course maintenance area is the , point on the site where the greatest quantities of toxic chemicals will reside. The entire maintenance area is planned to be contained within a chemical control area, where , impermeable collection surfaces would be installed. Activities in and around buildings and maintenance areas will be prevented from releasing chemicals into the ground by accident. Mixing and storage areas for pesticides, fuel storage and loading areas, ' equipment maintenance areas, equipment washing areas and areas storing chemicals associated with maintenance would all be included in this chemical control area. Runoff and washing waste from this chemical control area will be collected and treated, and recycled within the maintenance area water system. 1 Land Application of Treated Wastewater Effluent: As described earlier, treated wastewater effluent will be disposed through dilution with irrigation water and ' application to the golf course. Nitrogen compound contributions to groundwater will be minimal under this method of wastewater disposal. The total nitrogen applied to the golf course will be the combined contribution of fertilizer and treated wastewater ' effluent. Irrigation scheduling will be closely managed to avoid over - irrigation, thus minimizing the infiltration of nitrate and other nutrients and allow their uptake by turf grass. The use of advanced secondary- treated wastewater effluent and brackish water ' . mixture for golf course irrigation will be coordinated with the County of Hawaii, Department of Public Works and the State Department of Health. Impacts on water quality are not expected to result because of the high level of treatment and turf 1 utilization of nitrogen. Slow - Release Nitrogen Fertilizer Use: Slow - release nitrogen fertilizers will be utilized 1 on the golf course, landscaped common areas, and residential lots. These fertilizers release nitrogen at rates comparable to turf plant uptake rates, so very little nitrogen passes below the root zone. The overall effect on groundwater quality underlying the project site due to nitrogen application is expected to be negligible because of slow-' release nitrogen fertilizer use and groundwater dilution effects. Groundwater Monitoring Program: As a precautionary measure to protect against , contamination of groundwater, the State of Hawai'i Department of Health (DOH) requires all new golf course developments to install monitoring wells down- gradient of new projects. NKDG will install and maintain monitoring wells as required by the ' ' DOH. Existing groundwater quality measurements must be undertaken to determine background levels prior to operation of the golf course. Periodic testing of groundwater samples will be undertaken to assess' the potential degradation of the groundwater ' aquifer. Should adverse parameter levels be detected in groundwater which are a.result of the golf course or other project operations, measures will be taken immediately to eliminate the source of the contaminants. Additionally, ground lysimeters will be 1 - 59 - 1 1 Ilk RESIDENTIAL CO inal Environmental Impact State ITY installed at selected locations for measuring pesticides and nitrogen leaching past the top ' soil layer. DOH Twelve Conditions for New Golf Courses: The latest State DOH conditions relating to new golf course development and maintenance will be implemented as '' applicable. 4.6 MARINE RESOURCES AND OCEAN WATER QUALITY ' This section includes a discussion of the existing marine environment along the shoreline near the project, and potential impacts to this environment as a result of development of the Manini'owali Recreational Community. A detailed study of the ' potential impact on the marine environmental resources of the area was prepared by Oceanit Laboratories, Inc. (OLI) (September 1991). Findings of this study are presented in this section, and the complete report is included in Appendix G. A. Existing Environment A baseline assessment of the nearshore marine environment was conducted by OLI ' during March 1991. The primary objective was to assess nearshore water quality changes brought about by groundwater nutrient and chemical inflow. In addition, qualitative assessments of the nearshore biological communities inhabiting the area were ' conducted in order to evaluate the potential for changes to biota from alteration of water chemistry. ' Water Quality: The marine environment is typical of other areas found along the West Hawaii coastline. Earlier studies of the area have found that the nearshore waters off the North Kona lands are classified by the State Department of Health as AA, and can be ' considered pristine. Lack of suspended material results in extreme water clarity, but itmay decrease on occasion because of heavy surf or surface macroplankton blooms. There are no streams entering the sea along Manini'owali, but there is evidence of high ' volumes of highly nutrified groundwater inflow. Three water quality samples were taken for comparison with other Kona area studies. These samples were taken at the anchialine pond, the beach, and at Puialoa Point (Figure 10). Water quality in the nearshore ocean off Manini'owali generally conforms to State water quality standards set for AA coastal waters. The ocean samples taken for this project are well within the State's water quality standards for dry, open coastline for all parameters except nitrate + nitrite. However, the relatively high level of nitrate + nitrite is a normal background concentration for areas of natural groundwater influx. The sample of water taken from Kua Bay off Manini'owali Beach was of slightly lower salinity, higher silicate, and higher nitrogen than the Puialoa sample. Groundwater is commonly very high in both nitrogen and silicate. However, these constituents are ' normally low in the marine environment and are rapidly removed from the water through biological action. The measurement of high nitrogen and silicate near the 1 - 60 - III •� INPOWALI RESIDENTIAL CO NITY Final Environmental Impact Stat nt• , • 1 beach is consistent with the hypothesis that this is a major site of freshwater inflow. The second water sample taken from the pahoehoe headland, Puialoa Point, is more typical of oceanic water (lower nitrogen and silicate), possibly indicating a lower groundwater flow or higher mixing rate in this area. Coral and Marine Life: Within the shoreline area (from high splash zone to. subtidal - • breaker zone) there is a variety and abundance of marine life determined largely by wave energy, and by the topography and bathymetry of the shoreline that affords shelter to aquatic life. The type of lava flow ('a'a or pahoehoe) will markedly affect the character of habitat in the surf and intertidal zones. Boulders from an 'a'a flow provide increased vertical relief and more shelter from the surf. Bays formed from headlands. will also vary in the type of biota they support depending upon their age, depth, and type of bottom. The shoreline at Manini'owali is characterized by three main types: 'a'a flow, pahoehoe flow, and sandy beach. The most recent (1801) 'a'a lava flow is located along the northern third of the coastline parallel with the project site. The distribution of large boulders and lava outcroppings forms a series of tidal pools which support intertidal seaweeds such as Turbinaria ornata, Anfeltia concinna, Sargassum echinocarpum, and Porphyra sp. Sea urchins, including Echinometra matheai, and Echinostrephus aciculatus, are plentiful in protected cracks between boulders. Several small coral heads, Pocillopora meandrina, were noted in deeper tidal pools. The white sand of Manini'owali Beach (at Kua Bay) stretches for approximately 450 feet along the coastline, but appears to be seasonally variable in size. A few Ghost Crab (Ocypode ceratophthalma) burrows were visible along the beach. Because of lack of cover, marine life over the sand patch offshore of the beach is largely limited to transient fish species and other fish or invertebrate species that are adapted to hide in, or just above, the sand. One school of opelu (Decapturus sp.) was seen, but no cryptic or sand dwelling species were noted during the survey. • The older pahoehoe flow characteristic of the shoreline south of Manini'owali Beach forms a ledge at the waterline, dropping immediately into five to ten feet of water along most of this coast. Tidepools here are not so numerous or richly populated as those at , the tip of the 'a'a lava flow. Dominant algae include Turbinaria ornata and Sargassum echinocarpum. Nearshore subtidal marine communities are generally defined by the physical nature of the bottom substrate. Unconsolidated sand or rubble will support a relatively low population of surface dwelling invertebrates and fish. Hard substrate may either be basalt (lava) or calcareous in nature and in general provides more niches for fish and invertebrate habitation. Often on the Kona coast the solid basaltic flow is covered by a thin veneer of consolidated limestone sand. ' Because of the relatively young geologic age of Big Island lava flows and the relatively slow growth of corals in these subtropical waters, most corals are growing on a substrate ' of basalt and do not form true coral reefs, but rather coral communities. Each zone is - 61 - 1 III It. 4 j t 0 LU cr ISI 0 Z ... 1 _j 4 112 • ..,> cc ce I .6,---,„1:;t3g,..-libtiitivi)glier.:4:71,Isetc>.y,c17iociii;kp ' ..7,...Apc,.... Z co 0 It:Der...: 0 c - - m -.." -: E o tegipAtta,:t:C >4;0 itgliiS z •.+:11.? 0 eSSS ) l ,..,-- 2 N. II TICRXd'gri"AKS::::, riltiiP.I'd;:9:::::::3:: n• . ci * — ••••To" 0 ... --- g 'ir-'1(1 "•••■........... tee:.01 • 4P. P -%:*) UPZeMitybjReato v.. c C 0 ... 0 E 2 -; F-P 0 CO e ul . 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Q p M I - _ , :c. , .o:, , x-c,-.) , :cr-:4=i.T.:afck n cow, , , • . -x v:•-•••• O. 0 , . N5?!.:Cerille:P")::::24tp.)::: mak; ..., 4,, , . .. CZ I. * c Z '2 14 I f %...w.n;6' ra..; .4 •' , la. ea . : 6:ged;0,0“Y-c-Y,Wixo*V d -% H - • - 0 con 0 w iHij ' 0.1 .., . , .6 t . '. . . o 0 z S r;0;;; 0 7 •C e I ;5:1:.C451)::254P-14SitiS . , . .; ::11.1lidiY -•°.,"--- \ . Vec:CcePi. . ' ) - 10 OZOLL a) 0 44 itm r z?; i9- <:;*+':4:::::*d:PN.XPeee.°0% "" Z • 5.Co.,t.4:7?;. Mb . C , ..,,.., • 4 • . 0.0. . .. . 14 " ) ..... CI5 :0740:4 :CA ...,44:itt4:a*:(4.. LI set 21:4-..:.•::A-.:.harn; w , CC In 0 Z I 1 : CO I -62- ®ANINI'OWALI RESIDENTIAL 0 IUNITY •Final Environmental Impact Sta ent• 1 characterized by a depth range, substrate type, and primary coral species. Down to a depth of approximately 25 feet, the high surge Boulder Zone, Pocillopora meandrina thrives. From 20 to 45 feet depth, the Reef Building Zone, is P. lobata. This is a zone of moderate surge. The same coral community, however, is also found at 100 feet and below, a depth experiencing low surge. P. compressa lives in the Slope Zone, from 40 to ' 100 feet, characterized by moderate surge. The benthic communities located offshore of Manini'owali are much like other nearby nearshore benthic communities in that coral cover is generally lowest in the nearshore reef zone (15 feet). However, the species diversity is greater in shallow regions compared to the deeper areas. This kind of distribution pattern reflects the relative harshness of physical conditions in the nearshore area, primarily in response to wave stress. Under prevailing conditions, no single coral species is able to monopolize substrata. • Reef Fish Communities: The reef fish were abundant during the baseline survey. The presence of large gamefish including parrotfish (Scarus sp.), ulua (Caranx sp.), goatfish (Parupeneus sp. and Mulloidichthys sp.) and squirrel fishes (Holocentrus and Myripristis sp.) indicate that this area has not yet been subjected to heavy fishing pressure. Qualitatively the reef fish community off Manini'owali is typical of other sites along the north Kona coast. Threatened or Endangered Species: With the exception of the hawksbill turtle (Eretmochelys imbricata, endangered), green sea turtle (Chelonia mydas, protected) and the humpback whale (Megaptera novaegliae, endangered), there are no other protected or endangered species known from the Kona marine environment. Anchialine Pond Survey: The single anchialine pond near the project site is located on the privately owned land (targeted for State aquisition) approximately 250 feet behind the beach. There are no anchialine ponds on the project site. Anchialine ponds are nearshore ponds with measurable, normally low, but highly variable salinity. The water levels of anchialine ponds rise and fall with the tides, although they have no surface connection to the ocean. The shallow bottom of the pond is covered with sandy mud that supports a rich colony of blue green algae (Schizothrix sp.) growing on other unidentified freshwater algae, possibly widgeon grass (Ruppia maritima). The pond supports a large population of mosquito fish (Poecilia sp.) and at least one species of 1 shrimp, probably Palaemon debilis. No other shrimp species (Macrobrattachium, Halocaridina, or Metabetaeus) were seen. The pond, approximately 16 square yards in surface area, may be classified as a mature pond. Its salinity is about six parts per thousand (35 ppt = full seawater) which is on the high side of normal for a mature anchialine pond. Both the nitrogen and silicate level were slightly higher than those of an average anchialine pond, but entirely within the normal range for a mature pond. Ciguatera Fish Poisoning: There have been recent assertions that golf course chemical use is somehow linked to the increase in ciguatera fish poisoning. In fact, there is no -63 t INOWALI RESIDENTIAL COM ITY • I' inal Environmental Impact State r• I I known causitive correlation between golf course or other upland development and ' ciguatera poisoning.. The incidence of ciguatera fish poisoning in the Hawaiian Islands has been on the ' increase during the past 20 years. Fish are believed to become ciguatoxic by eating and accumulating poisons that are produced by a single celled marine diatom named Gambierdiscus toxicus. This diatom species (and probably others) produce a toxin as • they grow attached to the surface of large benthic algae or dead coral. Fish ingest toxin by eating the algae (with attached diatoms). The toxin is passed up the food chain from herbivorous fishes and concentrated in higher level predatory fishes. If there is a ' population bloom Gambierdiscus can coat benthic algae with up to 500,000 diatom cells per gram of algae. The State Department of Health has indicated that concentrations of Gambierdiscus greater than 20 cells per gram should be considered potentially toxic. • ' Outbreaks of ciguatera poisoning have been correlated with man -made coastal disturbances such as dredging or the construction of breakwaters. Where there is a disturbance in the nearshore ecosystem, either man -made or natural, this provides an ' opportunity for many different populations to bloom and take advantage of the disturbance. If Gambierdiscus populations bloom in an area, then the fish in this area have the increased potential to become ciguatoxic. There is no known method to ' prevent Gambierdiscus from blooming or creating toxins. B. Anticipated Impacts I Short -term impacts on the marine environment from nearshore construction projects • could potentially result from airborne dust and increased silt in runoff waters. Dust and ' silt introduction to the ocean will not occur due to this project because of the 1,000 feet distance of the property from the shoreline, extensive construction site watering, the low normal rainfall, and the lack of surface runoff from the site. Long -term impacts on the marine environment could potentially occur from the use of fertilizers and pesticides, irrigation disposal of diluted secondary treated sewage effluent, ' and the increased public access to the shoreline. These potential long -term effects are discussed below. Fertilizer Use and Treated Effluent Disposal: As discussed in Sections, 4.4 and 4.5, golf ' course and residential activities have the potential to add nutrients to the nearshore marine environment. Nutrification of the aquatic environment most often impacts the ecosystem by stimulating growth of phytoplankton or benthic algae, but may also affect ' coral growth. However, nutrification implies a balanced increase in nutrients (nitrogen, phosphorus, potassium, trace minerals) required to stimulate plant growth. Groundwater in the Kona region is typically high in nitrogen and low in phosphorus ' and potassium. The introduction of small additional amounts of nitrogen to an environment already high in nitrogen should not stimulate plant growth. Nearshore ocean water productivity is limited by low phosphorous levels, as is typical in the ' nearshore ecosystem. I - 64 - II QINI'OWALI RESIDENTIAL CO NITY •Final Environmental Impact State nt• • • • 1 Studies indicate that groundwater nutrient concentrations vary in shoreline areas fronting some existing West Hawai'i golf course developments. At Keahou Bay, nitrogen levels' in nearshore waters increased by 127 percent. The concentration of nitrogen and phosphate in anchialine ponds at the Waikoloa Resort increased by 98 percent and 55 percent, respectively. However, at other locations, such as the Mauna Lani and Westin Mauna Kea, there has been no observable increase in nearshore nitrogen levels. Estimates generated by the studies of the groundwater impacts indicate that the existing 1 groundwater level of nitrogen (approximately 0.847 mg /I) may be increased to 2.18 to 2.95 mg /1 by anticipated golf course and residential fertilization. Previous studies in the ' region indicate„ however, that this small nutrient increase will not adversely affect anchialine pond biota or nearshore marine life. In comparison with natural groundwater concentrations of nitrogen in different aquifers in West Hawai'i and around the state, the predicted maximum nitrogen concentration with the project is well within the range of natural groundwater conditions. At the Manini owali coast, it is not likely that coral communities deeper than three to six feet will receive nitrogen from the inflow of groundwater. Freshwater tends to rise and spread out on the surface limiting its ability to convey nutrients. The benthic communities within the tidal and surge zones may receive a steady flux of nutrified groundwater. The extent of this effect will not likely be noticeable, because nitrogen in ' the groundwater, which is the primary nutrient likely to be increased by golf course and residential development, is already in excess in the nearshore environment. The proposed residential and golf course development will occur at least 1,000 feet away ' from the coastline, allowing for extensive dilution in the aquifer, thus reducing the extent of groundwater inflows of nutrients. This separation will serve as a buffer to environmental impacts to the nearshore marine environment. Furthermore, wave '! and current mixing in the near shore environment will immediately dilute nutrient subsidies. It is possible that some areas of intertidal algal growth may shift toward rapid ',' growth species which are more adept at taking advantage of increased nitrogen levels. It is speculated that rapid water turnover within anchialine ponds prevents algae blooms from. occurring. There has been no indication that the increased nitrogen levels are affecting anchialine ponds adjacent to other golf course developments. There have been no reported adverse impacts on nearshore marine biota from increased nitrification of groundwater caused by golf course fertilization. Pesticides Use on the Golf Course and Landscaped Areas: No golf course development in Hawai'i has been linked to pesticides input to the nearshore environment, nor has there been any evidence directly implicating golf course pesticide use with impacts on the nearshore ecology. Based on the findings of groundwater studies by Oceanit Laboratories (October 1991), the concentrations of pesticides entering the ocean in groundwater are expected to be extremely minute, and will likely be below the measuring instruments' detection 'threshold. 1 -65- 1 NI'OWALI RESIDENTIAL COMITY 1 F inal Environmental Impact State nl �lt• 1 : . Worst -case analysis was followed in the Oceanit Laboratories (October 1991) groundwater ' study, which examined the case where golf course pesticides use follows a traditional application schedule, as presented in Murdoch and Green (March 1991). With implementation of the proposed Integrated Pest Management (IPM) program at the project, pesticides use will be reduced by as much as 50 percent. With an IPM program in place, there will be no impact on the ocean due to careful pesticides use. In addition, the proposed residential and golf course development will occur at least 1,000 feet away from the coastline, allowing for extensive dilution in the aquifer, further diluting the minute concentration of pesticides. ' If a pesticide compound was transmitted by groundwater to the ocean, than the significant mixing processes occurring in the nearshore zone would disperse it rapidly. Toxicologically significant amounts of pesticides compounds will not occur or persist in ' the nearshore area. Because the on -site control measures planned, chronic contributions of pesticides will not occur, presenting little potential for bioaccumulation of these compounds in nearshore organisms. Public Access Impacts: As discussed in Section 2.4, upon development of the proposed project, it is planned that the public will have increased access to the ocean shoreline by way of a new public roadway to be constructed from Queen Ka'ahumanu Highway to the Kua Bay area for the State's new public park facilities. Increased public access poses a concern for public safety. Also, increased public pressure on marine resources could lead to a decrease in abundance of fish and desirable '. invertebrates such as lobsters and squid. The anchialine pond near Kua Bay will attract the attention and possible contamination, or disruption, by visitors. Since the pond can ' provide an important biological indicator for measuring impact from groundwater inflows, any disruption could have serious ramifications. Some people are also inclined to litter and leave wastes behind, befouling the shoreline area and marine environment. C. Mitigative Measures ' Mitigative measures discussed in Sections 4.4 and 4.5 are directly related to the potential effects on marine resources and ocean water quality. These include measures of erosion control during construction, as well as long -term operational measures. Erosion Controls: Runoff during and after construction will be retained on -site, allowing for percolation into the ground. Erosion will also be minimized by compliance with all governmental regulations and standards. After completion, the project's soil 1 erosion should be negligible due to the establishment of turf and landscaping on the site and the lack of any streams to carry suspended sediments to the ocean. 1 Managed Fertilizer Applications: Nitrate enrichment in runoff entering groundwater from golf course and landscape fertilization will be minimized through sound golf course management practices followed by the Certified Golf Course Manager. The use of ' slow- release nitrogen fertilizers, will minimize nitrate percolation into groundwater, since these fertilizers release nitrogen at the same rate as the turf grass uptake rate. ' -66- 1 O NINI'OWALI RESIDENTIIAL CO1 f ' •Final Environmental Impact Stat t• 1 Managed Pesticides Usage: Quantities of pesticides expected to be introduced to the ocean from the project will be negligible due to carefully controlled pesticide use on the project. The planned IPM program will minimize pesticides applications and the Golf Course Manager will avoid application during precipitation periods and over - irrigating applied areas. Groundwater /Marine Water Monitoring Program: Since groundwater enters the nearshore waters, monitoring of groundwater quality (as discussed in Section 4.5) will be employed as a precautionary measure. In addition to this groundwater monitoring, NKDG will also conduct periodic monitoring and testing of the anchialine pond waters and nearshore ocean water. 47 NATURAL HAZARDS ' A. Yvisting Conditions The NKDG parcel is subject to natural hazards, as are similar lands along this stretch of 1 Kona coastline, including the possibility of seismic activity and lava flow inundation. Tsunami inundation is not expected at this inland location since it is located 1,000 feet 1 from the coastline at elevations of 60 to 250 feet above msl. The property is designated within Zone X, an area determined to be outside of the 500 -year flood plain, on the Federal Emergency Management Agency's National Flood Insurance Program flood- ' hazard areas map. A portion of the State's adjacent shoreline area makai of the property boundary is within zone "VE," meaning that it is subject to coastal floods with a velocity hazard of wave action. This area has a flood elevation of eight feet. This hazard zone is strictly limited to a narrow band of approximately 200 feet along the ocean shoreline, approximately 800 feet from the nearest property boundary. The U.S. Geological Survey (USGS) has classified the regions of the volcanically- active island of Hawai'i into "hazard zones" rated from 1 to 9, with zone 1 being of greatest risk. Hazard zones from lava flows are based chiefly on the location and frequency of both historic and prehistoric eruptions: The Hualalai region including the subject property is classified by U.S.G.S. as Zone 4 lands, based upon its eruptive history. Twenty -five percent of the volcano is covered by flows less than 1,000 years old. According to the USGS report, Volcanic and Seismic Hazards on the Island of Hawai'i, Hualalai last erupted in 1800 -1801 from several vents on the northwest rift zone. Large flows spilled down both sides of the ridge formed by the rift zone and quickly reached the ocean. One of these flows lies at the location of the Kona Village resort. Another flow underlies the northern end of the Keahole Airport. The lava flows at Manini owali are believed to be generally about 1,000 years old. • For earthquake considerations the project site is located in Seismic Zone III of the Uniform Building Code (UBC). Although Hualalai has been dormant for 190 years, underground movement of magma toward it's core has produced numerous 1 -67- 1 F INI ' OWALI RESIDENTIAL CO NITY inal Environmental Impact State t• earthquakes over the years. The closest large earthquake to the site occurred on October ' 6, 1929, and was centered under Hualalai Volcano with a magnitude of 6.5. Assuming a distance of ten to fifteen miles from the center of the 1929 earthquake, Modified Mercalli intensities of VII to VIII at the site would have resulted. This corresponds to ground motion causing damage ranging from negligible to slight in well -built structures and slight to considerable damage in ordinary substantial buildings. Although there appears to be no immediately predictible danger from lava flows, some ' earthquake activity can be expected. Historic data on the frequency of seismic shows that earthquakes of a level of 6.4 Richter Scale magnitude occur on the average of every 62 years (Kona Regional Plan, 1982). 1 B. s •._ •. ,.. _,• u v. u• - The proposed project will have no affect on natural hazards and no mitigative measures ' . are required. The design of structures on the property will account for the potential occurence of earthquakes at this location. 1 4.8 VEGETATION Botanical assessments of Marini owali have been conducted by Char and Associates in 1986, 1989, 1990 and 1991 to assess general vegetation types (Figure 11). The majority of ' the area surveyed is covered by a grassland composed of fountain grass with scattered kiawe trees. Strand vegetation exists at the coastal edge, outside of the project boundaries. The mauka portion is largely barren 'a'a and pahoehoe lava flows. Two major vegetation types are found on the area surveyed and are summarized below. The complete text of the report is included in Appendix H. A. Existing Conditions 1 Existing vegetation cover types on the NKDG site are shown in Figure 12. Grassland - The grassland occurs on prehistoric, very weathered pahoehoe lava flows. Fountain grass (Pennisetum setaceum) cover is very dense, varying from 70 to 90 percent cover. Scattered through the grassland are small stands of kiawe, from 6 to 12 ' feet tall. Shrubs and subshrubs include 'ilima (Sida fallax), 'uhaloa (Waltheria indica), and a'ali'i (Dodonaa viscosa). ' A cinder cone composed of reddish - brown, cinder- ash - pumice material is found near the large 'a 'a lava flow along the Kuki o boundary. It supports all those species previously mentioned plus pili grass (Heteropogon contortus), 'ihi (Portulaca pilosa), ' threadstem carpetweed (Molluga cerviana), goosefoot (Chenopodium murale), sixweeks threeawn (Aristida adscensionis), bitter herb (Centaurium erythraca), and buffel grass (Cenchrus ciliaris). Around the base of the cinder cone, the kiawe forms a dense ring of ' trees from 15 to 18 feet tall. ' Ilima, threadstem carpetweed, and 'ihi are locally abundant in places. • 1 -68- 1 Kakapa Bay 1 4li ' Papilla Point `, ♦ ■ \ 1 Sv(1) Kua Bay ) � . . 1 / 14 ,. , , . 1 ' / \ 1 Fg Sv(I) ♦ o' , . ♦ 1' ♦, . 1 j Fg a * t I I • CoP ' Sv(I) or ' LEGEND 1 Cs Coastal strand Sv(1) Scrub Vegetation on lava ' Fg Fountain grass grassland oP Open Prosopis /\ l000' Soo' o' loon' 2000' Vegetation Map r i i 1 MANINI'OWALI RESIDENTIAL COMMUNITY FIGURE 12 -69 1 1 INI'OWALI RESIDENTIAL COM ITY inal Environmental Impact State • 1 ' Scrub on ' .'s. - Vegetation is sparse on the 'a'a lava flows on the mauka half of the area surveyed and on the large flow on the northern boundary. Scattered patches of fountain grass, kiawe, pluchea (Pluchea symphytifolia), 'uhaloa, and 'ilima can usually be found 1 in depressions or on the pahoehoe outcrops among the 'a'a flow. Two native species found only in this vegetation type during our survey were n eh e (Lipochaeta lavarum) and pua -kala (Argemone lg auca). No officially listed threatened and endangered plants was recorded at the project site. Two candidate endangered species, the pololei fern (Ophioglossum concinnum) and tree 'ohai (Sesbania arborea) have recently been collected from adjacent properties. The ' pololei fern was found to occur within the State parkland portion of Manini'owali near the shoreline. B. Anticipated Impacts Construction activities will include vegetation clearing and grubbing. Clearing of the grassland and scrub vegetation will be required over most of the site to create buildable areas for the golf course, housing units and other project elements. Approximately 315 to 325 acres of land will be cleared of vegetation and graded to allow for development of the project. C. Mitigative Measures 1 Two mitigative measures will be implemented to minimize adverse effects on vegetation. Erosion Control: Measures will also be taken to alleviate runoff and soil erosion effects on undisturbed vegetation throughout the project site. Steps will be taken during the 1 construction phase to minimize erosion tendencies, as discussed in Section 4.5. Re- vegetation will be timed so that soil exposure will be minimized. Landscaping and Use of Native Plants: Extensive landscaping is planned for the site within golf course, residential, and common areas. NKDG plans to implement a xeriscape landscaping program, utilizing plants which will include native species suitable for the arid coastal climate. 1 4.9 WILDLIFE 1 Field surveys for the presence of avifauna and feral mammals in the area were conducted in 1986, 1989 and 1990. In September 1989 and September 1990, Philip Bruner t surveyed Manini'owali from the coast mauka to Queen Ka'ahumanu Highway. His findings are are summarized below, and the complete report is included in Appendix I. 1 ' -70- 1 •� INI'OWALI RESIDENTIAL CO NITY Final Environmental Impact State t• • it A. Existing Conditions Resident Endemic Land and Water Birds: During the 1989 survey, four Black- necked ' Stilt or Ae'o (Himantopus mexicanus knudseni) were seen flying from the adjacent State owned Awake'e parcel along the shore towards Kapoilcai (also known as Opaeula t Pond) at Makalawena. This endemic and endangered species is not as numerous on Hawaii as it is on some of the other islands in the State. Suitable habitat such as shallow ponds with small islands free of mammalian predators are scarce on Hawai'i, especially along the Kona coast. Kapoikai at Makalawena represents a vital resource for this species as well as for other native and migratory waterbirds. The .lack of the presence of water at the project site precludes the occurrence of any of the endangered waterbird species that are known to- inhabit the neighboring Awake'e and Makalawena 1 parcels. No Short -eared Owl or Pueo (Asio flammeus sandwichensis) were observed but this bird could potentially occur occasionally on this property. Pueo are relatively common on the island of Hawai'i particularly at higher elevations. • Migratory Indigenous Birds: Of all the shorebirds species which winter in Hawaii, the 1 Pacific Golden Plover (Pluvialis fulva) are the most abundant. A total of three Pacific Golden Plover were recorded during the 1990 field survey. These birds were observed along the shoreline on the State parcel. Most of the project development area surveyed ' is too brushy or the grass too tall to provide suitable habitat for plover. The Pacific Golden Plover arrive in Hawaii in early August and depart to their arctic breeding grounds during the last week of April. These populations likewise remain relatively stable over many years. A. total of two Wandering Tattler (Heteroseclus incanus) were also recorded along the rocky shoreline at the State's coastal property. This species is usually solitary. Other possible shorebirds which might occur along the coastal area are • Ruddy Turnstone (Arenaria interpres) and Sanderling (Calidris alba). Resident Indigenous Birds: No seabirds were observed on the State land or the project site. Some seabirds nest and roost on barren lava flows in Hawai'i but at much higher elevations. Exotic Birds: The property supports the normal array of introduced bird species commonly found in this type of environment in Hawai'i. A total of only 11 species of exotic birds were recorded during the 1989 survey: Gray Francolin (Francolinus pondicerianus), Spotted Dove (Streptopelia chinesis), Zebra Dove (Geopelia striata), Common Myna (Acridotheres tristis), Yellow - billed Cardinal (Paroaria capitata), Northern Cardinal (Cardinalis cardinalis), Japanese White -eye (Zosterops japonicus), Nutmeg Mannikin (Lonchura punctualata), Warbling Silverbill (Lonchura malabarica), House Finch (Carpodacus mexicanus), and Yellow4ronted Canary (Scrinus mozambicus). Other exotic bird species that might also be expected to occur on Manini'owali include: Barn Owl (Tyto alba), Ring- necked Pheasant (Phasianus colchicus), Erckel's Francolin (Francolinus erkelii), Black Francolin (Francolinus francolinus), California Quail (Callipepla californica), Japanese Quail (Coturnix 1 -71- 1 1 NI'OWALI RESIDENTIAL COMITY ' Final Environmental Impact State: :lam• japonica), Northern Mockingbird (Mimus polvglottos), Saffron Finch (Sicalis flaveola) ' and Lavender Waxbill (Estrilda cacrulescens). Feral Mammals; Small Indian mongoose (Herpestes auropunctatus), feral cats, and 'oats were all recorded on the survey. Goats are fairly commonly observed at the small cinder cone on -site. Not sighted were feral donkeys or the Hawaiian Hoary Bat (Lasiurus cinerus semotus); however, they have been recorded on nearby properties. 1 The following are conclusions related to bird and mammal activity on the property reached by Bruner (1990). All representative types of habitat found on the property were ' censused. The more densely forested makai sections of the property support the greatest number of birds. The more open lands were virtually devoid of avifauna, except the Warbling Silverbill (Lonchura malabarica). ' The property supports the normal array of exotic species of birds one would expect in this type of environment in Hawai'i. However, some species typically found in this habitat were not recorded. This could have been due to the fact that the survey was too brief, or that they went undetected, or a combination of these and other factors. The low numbers of some species may be attributed to lack of .specific food resources, such as flowering kiawe trees. ' B. Anticipated Impacts • ' The proposed development will cause the disruption of wildlife use of the site. During construction, most birds and feral mammals will migrate to undisturbed areas along the coast such as Awake'e or Makalawena. Once the project is completed, extensive open ' areas and landscaping will make the site attractive to many birds. No threatened or endangered wildlife species will be affected by the project, as none occur on the property. The controlled use of fertilizers and pesticides in golf course maintenance pose little or no hazard to birds frequenting the grassed areas or ponds associated with the golf courses (Murdoch and Green, 1991). Fertilizers are relatively non -toxic unless ingested in large ' amounts, and all herbicides and fungicides used in golf course maintenance in Hawai'i are of low to moderate toxicity. The only chemicals used in Hawaiian golf course maintenance which are highly toxic to birds are the organic phosphate insecticides, especially chloropyrifos. However, chloropyrifos are strongly adsorbed on the thatch layer of turf and move little from the site of application. Because of the absorption of organic phosphate insecticides on organic layers in turf and t their rapid breakdown, there is little chance of their movement from grassed areas into the ponds associated with the proposed golf course. Label instructions strictly prohibit their direct application to streams and ponds. In addition, other insecticides with ' reduced toxicity can be substituted for chloropyrifos with little loss of effectiveness. 1 1 -,2- O INI'OWALI RESIDENTIAL CO.NITY • Final Environmental Impact Stat nt• ..•• , 1 C. Mitigative Measures • No significant impact is expected to occur to any wildlife species on the property; however; several measures will be implemented that 'will minimize effects on wildlife due to project development. ' • Re- Vegetation of Cleared Areas: Re- vegetation of cleared areas will occur, with approximately 86 acres being replanted with turf and the remainder of the 173 acres of II course area planted with landscaping vegetation or remaining in natural ground cover. Extensive ornamental and native landscape vegetation species will be planted for buffer and perimeter areas. These landscaped areas will again serve as habitat areas for some wildlife species. Pesticide Controls: Use of pesticides will be controlled on the site with special care to avoid impacts on wildlife. Only those pesticides which are approved for golf courses will be applied. Application will be supervised by a Certified Golf Course Manager. 4.10 ARCHAEOLOGICAL AND HISTORIC RESOURCES An investigation of archaeological and historic features was conducted on the project site by the Applied Research Group, Bishop Museum, during the period from March to • May 1991. The work, led by Jeff Pantaleo, included a historical literature and documents research, informant interviews, burial assessment, laboratory procedures, and testing of selected features. The significance evaluations of sites and general mitigation plans have been approved by the Department of Land and Natural Resources- Historic Preservation Division (DLNR -HPD). Final editorial revisions of the Bishop Museum report is being concluded in coordination with DLNR . The archaeological inventory findings are summarized in the following discussion, and the preliminary report is included as Appendix J. Figure 13 shows the archaeological sites overlayed on the project conceptual Master Plan. A separate Addendum Report addressing burials found on this site has been submitted to the State DLNR -HPD, as well as the DLNR Hawaii Island Burial Council. NKDG cannot disclose detailed information on the extent of burials to the public without the consent of these two groups. • A. Existing Conditions Previous Archaeological Work: Several archaeological investigations have been conducted in the general region of the project area, in Kuki'o 1 (Renger 1970; Cordy 1978; Walter and Rosendahl 1985; Bower 1991); in Kuki'o 2 (Cordy 1978; Soehren 1982a, b; Ladefoged 1990; Sinoto and Pantaleo 1990). 1 The most recent study was conducted by Sinoto and Pantaleo (October, 1990). They relocated previously recorded sites by Lagefoged (1990) in the Manini owali /Kuki'o 2 ' -73- . . —_ .... : - i - - - -- - - - - - --_-- - ___ _., 1 .. c.c.':(....l'IL.:c.i' ,.:,__::_::.—__—__i_i_,c._:'„ : -1-, 1::),\ °/('-.‘'Ill,'),..''-'yh',, , ,../.'''''-':—.;:.'-'1 ‘ L. • , , . .... .. ... „,„ , ..,..ftep.... -:. . S Tr i ---, . . , ; .- • ' .. ,, --... ...._, ,., 1 ; 1 ,_ ',.• /I , : '.. 1 ---e. • ..., ., , • (---*\ .\ \ 1 I - -, . ' • *g c ,.....„ 9 0 is 1, • --,% I, c , 1 ,..—, ''-' ,--< c ess ', -% 1 :-- , gee '- ---,.... • 'tog... „Y. % .....:...t.r . > ; 1 ' ! ..:a ...„:„...--" , ..., '. g ,. , • - • , II ,— --_ ____ _ ---------44—r---- --44 '''■ t..) r_ % , • PC L_ ■ \ •I Z r_.—t ■ • --- --- . . ----8— ------ — -5-------4/------_____ , •'• l‘ ‘ • C 3 r •:" • ----- / ----------;:--) j,--' ,''• •- u, 11 , ...,,,•• titi - ,..._, , • ... •; , , / ...,51..-.. __::: ,_, , ; , ---;-•__ ;.; -------7-.:1______LL, \, TT; ‘-, , — ___-- ...: - , p 1, ' --- ' , , .... I/ r 2 v, I .. § • ■____________ - , 3; ,- , 7-7------5::::: j : - 1 1: 1 -- c, i, ■_::----,77, - ' ( \ c / 4 N , ex, , , . _ . 1 ,..... .... . , ti, t _ A ----.1 I C ' ' — , 1 i ril , \: . I ' I 7 = ...,..:„.,..., N \ ' i L .... _. _ ,, \ , ..—,.. ■ 1 , , • 1r — — - - - ' ' ■ M „ ' ... ...' P. ' ' I r 0 ■P• ' . ; 1 4'. r 4' . - , \ NC .ii \.) t • ..., . , ' 0 = n 2 < ,,..._. . ,),. , :L7,- . , „.._ . c• . - • - , ... . ,..., • . • . . • c• ' 34 • \\\ ; • •'•\‘'` \ c, ' : •-•'. L.. . . / •c) , \ \ / ' \ ' c$ •\\ : • , - \ \ 1 .. 3 • ",• , ., , , 1 , j ; 1,1 3 • , •_. a ,... \ . Pi. \ w. .-- - • ---.---'-'\ _,' i c • ' ' , , it •- , ea \ \ \ r I 4_, , • , il • Z3 1 C.0 • I II 1 '-•< 1 I I , 1 \ 4' - , ••••• :: , -, -, . .-------:•::--_,:,,,,,__ -------___:, 1 , ,,... (-_--- ■ q . 1 , (/), e i -'-''''' - " ,:: 2 ." , -''''' 7---7- •-• '' i g : . : ‘ ' ( " C:. • .- 4 . \ .. , , C I .-----.' #3:•:',3 •%-c-- ----,_ u. ---.: -,---- t - --- ) i , ,..._ _ -.. ;• \ 4,' . . ......., , .r"." l kiH ')---- --- a I e -■ I , ,.._ ..... 1 1 1p ----- — . - lb ..- , .-- , . ( \ 11 g / < t....■ , , i ..- ._ ?tato • -g 1 X 3 > > • ------____ / / • '' .------- 7 7------- --- • -____ _ ..- ' --- • _., - --- ,/ I —1 72 Z r - ..: r:---------- .---/ ,.., cn 0 41 r n 0 m p, £ 0 0 > 0 F .-, rn •„ --- 1/4,„ co -g .., Et ° 5 2 ° cr -. 43 - A3 C/3 Z 0 - ,--, , • ■•-, I ,-, - 11 ',, • 't, .-) PC n Pk- to . - PO tr.• a 4 N 0 g 0 . 0 1 • n aci w . ; •-< M 111- K = 2. i , --.....„:• . ' i = o < --...... a cr ;Jo , a —............1 t , ,-.......... - ..? I t; — • — - , - ... • _ — &an-. , , • IC - ,. ... i 4 * ii ?..;;...-tc, ... • . . ' INI'OWALI RESIDENTIAL COINITY .. c Final Environmental Impact State t• 1 project area (including the NKDG exchange parcel). The purpose of that study was to ' apply appropriate initial significance evaluations for preparation of a cultural resources management plan, which will include data recovery and site preservation plans. Rosendahl (1973) characterized the archaeology of the North Kona region as consisting ' of three major zones: a narrow, arid coastal habitation zone associated with the exploitation of various marine resources; a sloping, barren middle zone characterized by exposed a'a and pahoehoe rocklands, and largely devoid of soil or vegetation other than ' grasses; and an upland habitation zone associated with agricultural exploitation. The project site is located in the barren middle zone. Recent work confirms that this pattern is accurate for the area of North Kona from Keahole Point south (Cordy 1985). However, in the area north of Keahole Point, in which Manini'owali and Kuki'o 2 lie, no documentation has yet been recovered on any major upland agricultural system or associated permanent habitation in prehistoric times. The coastal zone pattern (which lies within the State's parkland) is one of scattered, small clusters of permanent ' habitation sites with a few small heiau and shrines, all of which appear to date to late prehistory, the AD 1300's- 1400's on (Cordy 1978; Donham 1987; Walker & Rosendahl 1985; Sinoto & Pantaleo 1990). Associated burials are found in the seaward portions of ' the middle zone. Temporary habitation sites in the form of caves, small platforms, pavings, and enclosures are found in the coastal zone and seaward portions of the middle zone. These sites seem to have been used by people for short, often repeated, ' periods of time while exploiting marine resources. Dates from Kaupulehu show this temporary use as far back as the A.D. 1000's (Walker & Rosendahl 1988). Additionally, trails lead inland from the coast and have associated temporary habitation sites. The ' inland terminal points of these trails are currently unknown. Archaeological and Historic Findings: The results of the archaeological inventory ' survey by Bishop Museum (Pantaleo, et al., July, 1991) provide significant contributions to the prehistory of the North Kona region. A total of 25 archaeological sites, comprised of 1,311 features (mostly small pits), have been recorded, mapped, and their spatial ' relationships determined. Figure 13 shows the location of archaeological site complexes with respect to the proposed conceptual land use plan. Test excavations in five features provided important information on the function and chronology of the sites. Sufficient information has been generated to evaluate the significance of all the archaeological sites and for the development of general mitigation plans, which have been approved by the State Historic Preservation Division. ' The results of the mapping and recording of archaeological features show a common pattern in the seaward portions of the middle zone of a few inland heading trails and associated temporary habitation. However, results show unexpected cultural activity in t the form of numerous pit features in the middle zone, more than hypothesized by Rosendahl. The occurrence of the numerous pit features (more than 1,100) especially along one trail section indicates some form of specialized activity. Initial evaluation of ' these pit features, based upon archaeological research in other projects in North Kona and test results, suggest multiple functions, including quarry, agriculture, and storage. ' Two temporary habitation features contained abundant midden and artifacts (50- 10 -18- 5348 and 50- 10- 18- 5354). Their location inland (over 1,000 feet from the coast) suggests ' -75- 1 �. INI'OWALI RESIDENTIAL CO�UNITY •Final Environmental Impact Stap ent• p.... that exploitation of marine resources took place over an "extended period of time. 1 Artifact recovered include coral abraders and opihi shell scrapers, indicating exploitation of marine resources. Even though no fishhooks were actually found, these types of artifacts suggest fishhook manufacture. Also, one site (50 -10 -18 -5355) is interpreted as a possible religious shrine. It is a low rock • platform containing branch coral, midden, and lithic debitage. Initial interpretation indicates specialized use. Additional testing in the next phase of the archaeological work will be performed to verify the function of this site. Radiocarbon dates obtained from test excavations revealed a long -term span of use in the Manini'owali and Kuki'o 2 ahupua 'a. The dates range between A.D. 1020 - 1280 and A.D. 1729 - 1808. This settlement pattern fits into Kirch's (1975) expansion period, defined as small settlements springing up on leeward coasts. • Significance Assessments: To facilitate State and. County review, Bishop Museum's proposed significance assessments for the 25 sites identified within the project area during the reconnaissance survey are summarized in Table 5. All of the recorded sites are considered significant under Criterion D of the National Register criteria. The burial sites and trail segments are also given a significance rating of E. Some types are excellent examples of site types (Criterion C). DLNR -HPD uses significance criteria to evaluate eligibility for both the Hawai'i State and National Register of Historic Places. Criterion C is defined as excellent examples of site types. Criterion D is defined as significant resources which have yielded, or may be likely to yield, information important in pre- history or history. Criterion E is defined as resources of significant cultural value. The ' review of the proposed significant assessments has been concluded and approved by the Historic Preservation Division. • B. Anticipated Impacts Twenty -two of the 25 archaeological sites identified by Bishop Museum will be directly affected by the development of the proposed project. Figure 13 shows an overlay of the project master plan areas and archaeological sites on the property. Of these 22 sites, 13 are found within golf course areas (50 -10 -18 -5359, -5356, -5357, -5358, -5360, -5354, -5355, -5346, -5347, -5344, -5340, -5349, -5352, portion - 5337); five are found in residential areas ( -5361, -5345, portion -5337, -5339, - 5351); three are located in roadways ( -5341, -5350, 5353); and one located in a landscape area (- 5338). • It is proposed to appropriately treat the 25 significant historic sites through preservation or data recovery. This will be addressed in the cultural resources management plan which will be reviewed by the DLNR -HPD and the County of Hawaii. The plan would result in a "no adverse effect" determination. C. Mitigative Measures • - 1 Several mitigative measures have been proposed to minimize potential impacts to archaeological resources. Significant sites will undergo data recovery or be preserved -76- 1 1 I . *Final RESIDENTIAL COMITY s, a Final Environmental Impact State • 1 TABLE 5 . 1 SUMMARY OF SIGNIFICANT ARCHAEOLOGICAL SITES I State Significance To Be To Undergo Site Nn. Evaluation Preserved Data Recovery ' ' 50 -10 -18 -5337 C, D, E X 5010 -18 -5338 C, D, E X X (por) 50 -10 -18 -5339 D, E X ' 50 -10 -18 -5340 D X 50 -10 -18 -5341 D X 5010 -18 -5342 D X I 50 -10 -18 -5343 D X 50 -10-18 -5344 D X 50 -10 -18 -5345 D X 50 -10 -18 -5346 D X I 50 -10 -18 -5347 D X 50 -1018 -5348 • D, E X 50 -10 -18 -5349 D X I 50 -10 -18 -5350 D X 50 -10 -18 -5351 D X 50 -10 -18 -5352 D, E X X (por) 1 50 -1018 -5353 D X 50 -10 -18 -5354 D X 50 -10 -18 -5355 D, E* X 1 50 -10 -18 -5356 D X 50 -10 -18 -5357 D X 5010 -18 -5358 D X I 50 -10 -18 -5359 D X 50 -10 -18 -5360 D X 50 -10 -18 -5361 D X ' C= References sites reflecting distinctive architectural characteristic or type, period, or method of c onstruction, or presenting the work of a Master, or possessing high artistic value. I D= Applies to sites which have yielded, or are likely to yield, information important to further understanding of traditional culture, history or pre - history. E= Specifies sites or places which have significant historic or cultural value to an ethnic group of the I State, as proposed. * Features 1 and 2 of Site -5355 require further testing to confirm function. I 1 (fe. 402 (burial) and other features (pits, temporary habitation)) 2 fe. 146 3 fe.2 ' 4 fe. 1 and fe. 2 (f function is verified) Source: Bishop Museum (January 1992) - T7- I • S INFOWALI RESIDENTIAL COI NITY • Final Environmental Impact Stat nt• following DLNR -HPD recommendations. General mitigation plans for sites which will be preserved and data recovered have been approved by DLNR -HPD. The next phase of archaeological work will include the completion of a detailed mitigation plan for data recovery and site preservation; this report will be submitted to DLNR -HPD for their review and approval. Preservation: Preservation Commitments are shown in Table 6. At this point it has been agreed to preserve sites 50 -10 -18 -5337 (trail), -5348 (burials), portions of -5338 (a burial and representative examples of temporary habitations and pits), and two other isolated burial sites (50 -10 -18 -5339 and - 5352). In the event that preservation of site 5337 (trail) creates a conflicting use with portions of the land plan, the developer will coordinate with DLNR -HPD and Na Ala Hele to determine appropriate treatment of these trail sections. Site 50 -10 -18 -5355, a possible habitation or a small shrine, will require additional testing to verify its function. If it is determined to be a shrine, the site will be preserved. The applicant will propose that the cinder cone and sections of the trail and site 50- 10 -18- 5338 be incorporated into a public interpretation program. Representative pit features • and temporary habitations in site -5338 will be preserved along a section of a trail. Eventual preservation plans for the sites to be preserved will include the establishment of appropriate permanent and construction period buffer zones. Data Recovery: Data recovery will address the portions of significant sites not ' recommended for preservation. Data recovery will be conducted to recover a reasonable and adequate amount of the site significant information. These proposed general treatments have yet to be reviewed by DLNR -HPD. Numerous sites, primarily quarry pit features in the pahoehoe, have been surveyed and tested for presence or absence of burials, stratigraphy, and chronological sequences. 4.11 ROADWAYS AND TRAFFIC ' This section includes a presentation of the existing roadways and traffic conditions at the project site and its surrounding area. The potential impact of the proposed project on ' future conditions was prepared by the Traffic Management Consultant (TMC) (October 1991) (Appendix L). A. Existin• ('nnditions 1. Roadway Conditions The proposed development is adjacent to the Queen Ka'ahumanu Highway. Dedicated in 1975, the highway extends 38 miles along the North Kona and South Kohala coast • from Kailua -Kona to Kawaihae. The Queen Ka'ahumanu Highway is the primary arterial highway in the region. It is a Class I, limited access, two lane, two -way State highway with a posted speed of 55 miles per hour and a two -way capacity of 2,000 vehicles per hour. The road is designed with a 24 -foot pavement width within a 300 - foot right -of -way. • -78- 1 IiINI'OWALI RESIDENTIAL COMITY ll ® tnal Environmental Impact Sta • 1 TABLE 6 1 SITES RECOMMENDED FOR IN -SITU PRESERVATION 1 State Site No. Feature Nn. Description 1 50 -10 -18 -5337 1 mauka - makai trail ' 50-10-18-5338 402 burial -5338 (portions) pits, overhang shelters, lava tubes, cupboards 1 50 -10 -18 -5339 146 burial 50 -10 -18 -5348 1 habitation ' 2 habitation 3.1 habitation I 3.2 habitation 33 habitation 3.4 habitation I . 3.5 burial chamber 3.6 burial platform 1 3.7 burial 4 - 37 habitation, quarry, I exploratory, agriculture 50 -10 -18 -5352 2 burial ' 50 -10 -18 -5355• 1 possible shrine 2 possible shrine ' • Features 1 and 2 of Site -5355 require further testing to confirm function. 1 SOURCE: Bishop Museum (January 1992) 1 1 1 -79- 1 NINI'OWALI RESIDENTIAL CO NITY •Final Environmental Impact Stat nt• Mamalahoa Highway is a two lane, two -way County highway located generally parallel with Queen Ka'ahumanu Highway approximately 3 -1/2 miles mauka. The traffic study assumes that Mamalahoa Highway will not be significantly affected by the proposed project. The only existing mauka- makai.connector roadways between the two highways are located at Waikoloa and Keahole. Located between the Waikoloa and Keahole connector roadways, the project site is closer to the Keahole Airport Access Road. It is located approximately five miles north of Keahole Airport. Traffic counts are ordinarily collected at major road intersections. Table 7 presents traffic data for existing AM and PM peak hours traffic flows on Queen Ka'ahumanu Highway with respect to these two connector road intersections. 2. Observed Traffic Conditions The peak hour of traffic in the study area occurs between 6:30 AM and 7:30 AM, and between 3:15 PM and 4:15 PM, with PM peak hour flow greater than AM peak hour flow. During the AM peak hour, Queen Ka'ahumanu Highway south of its intersection with Waikoloa Road carries more traffic southbound than northbound, and conversely, Keahole Airport Access Road carries more traffic northbound than southbound. During the PM peak hour, Queen Ka'ahumanu Highway south of its intersection with Waikoloa Road carries only slightly more traffic southbound than northbound, but Keahole Airport Access Road also carries more traffic southbound than northbound. B. Anticipated Imparts Analysis Methodology: The focus of the TMC (1991) traffic impact analysis was to determine the short -term impacts of at -grade improvements at the intersection of the project access roadway and Queen Ka'ahumanu Highway. Total traffic volumes were estimated with and without the project, assuming complete development by the year 2006. Forecasts were made for morning and afternoon peak periods. Analyses of both 1 signalized and unsignalized conditions were completed. The State Department of Transportation (DOT) is currently undertaking a planning ' study for the widening of Queen Ka'ahumanu Highway that would determine the location of additional interchanges and functional aspects of a frontage road system. Queen Ka'ahumanu Highway is planned for expansion from a two lane to a four lane highway by the State DOT. In the interim, the State DOT will not allow traffic signals at the Manini'owali project entrance in keeping with their policy to upgrade Queen Ka'ahumanu Highway to a high - speed limited access highway according to State DOT correspondence dated 7 January 1992. The - original TMC analysis for the Draft. EIS included only a signalized alternative. For comparison purposes, both the signalized and unsignalized conditions are addressed in the Final EIS. The ultimate access configuration for the project will depend on the outcome of the State DOT planning for the expanded highway. Discussions between State DOT and the affected property owners to locate the future interchange to serve the Kaupulehu /Kuki'o resort node and the proposed Manini owali project are presently - 80 - ' 1 1 •INI'OWALI RESIDENTIAL COMITY 6 •Final Environmental Impact Statement• 1 1 TABLE 7 1 EXISTING TRAFFIC VOLUMES AND LEVELS -OF- SERVICE 1 LEVEL -OF- VEHICLE -TO- 1 QUEEN KA'AHUMANU HIGHWAY SEGMENTS VEHICLES PER SERVICE CAPACITY HOUR (VPH) (LOS) RATIO (V /f I AM Peak Hour South of Waikoloa 770 D 0.37 Northbound 333 Southbound 437 I North of Ke -ahole 563 C 0.27 Northbound 329 1 Southbound 234 PM Peak Hour I South of Waikoloa 909 D 0.43 Northbound 427 Southbound 482 I North of Ke -ahole 783 D 0.39 Northbound 284 1 Southbound 499 1 SOURCE: Traffic Management Consultant (October 1991) 1 1 1 1 1 -81- 1 • NINI'OWALI RESIDENTIAL CO) NITY •Final Environmental Impact Stat nt• underway. NKDG is proposing at -grade roadway improvements for their project in the interim period until the planning for the Kaupulehu /Kuki'o /Manini'owali ahupua'a is finalized by the State DOT. The traffic volumes were forecasted for full build -out in 2006 of a channelized, at -grade intersection of Queen Ka'ahumanu Highway with the project access road. Ultimately, project access would be provided along the proposed frontage road system or, possibly, at an interchange located near the proposed interim project access location. It is always possible that development of the interchange(s) and frontage road system could be completed before 2006, however, no firm timetable for these improvements has been set. The original TMC analysis for the Draft EIS included only a signalized- alternative. The signalized condition was found to be necessary for traffic flow and safety considerations. It is uncertain when the State DOT will implement its long range plans for this section of Queen Ka'ahumanu Highway, therefore, without signals the new intersection would allow free - flowing travel on the highway, but left turns into and out of the development ' would be unprotected (discussed further in this section). For comparison purposes, both the signalized and unsignalized conditions were studied. A public roadway access to the State's coastal lands at Manini'owali and Kua Bay will 1 also be provided in both the short- and long -term, as discussed in Section 2.5. Analysis for this roadway will be considered in the State's planning process for the the proposed Shoreline Wilderness Park of which the Manini'owali Beach area will be a part. Future Ambient Traffic: West Hawai'i is experiencing rapid growth, as several resort and residential projects have received substantial approvals. To the north these include the Waikoloa Village and Resort, Kaupulehu Resort, and the Huehue Ranch project at Kuki o. Several residential and resort projects are proposed to the south, including: residential project, the State housing project at Kealakehe, and the Queen Lilioukalani Trust project. The construction of these resorts and residential projects are expected to contribute to the increase in ambient traffic on Queen Ka'ahumanu Highway in the project area and the region. The recently completed Island of Hawai'i Long Range Highway Plan (May 1991) includes a travel forecast for the year 2010, based upon a land use forecast developed by the County of Hawai'i. This travel forecast has been adopted for the purpose of establishing future baseline traffic conditions from which to analyze the traffic impacts resulting from the proposed project. A growth factor of 1.81 was used in projecting 2006 traffic demands over the existing conditions. Trip Generation: The trip generation characteristics of the project are based upon the land uses shown in the Conceptual Master Plan (Figure 5). Estimates of the number of vehicles entering and exiting the development is based upon generally accepted techniques developed by the Institute of Transportation Engineers (ITE) and published ' in Trip Generation (5th edition). The ITE trip rates for residential and commercial projects are developed empirically, by correlating the vehicle trip generation data with various land use characteristics, such as vehicle trips per dwelling unit. Table 8 shows the breakdown of vehicle trips generated by the project. - 82 - 1 11•INI'OWALI RESIDENTIAL COM•1ITY ` B •Final Environmental Impact Statement• 1 i TABLE 8 1 TRW GENERATION SUMMARY 1 LAND USE AM PEAK HOUR(1) PM PEAK HOUR(1) LAND USE INTENSITY ENTER EXIT TOTAL ENTER EXIT TOTAL Single- Family 700 DU(2) 90 257 347 323 174 497 ' Dwellings Multi - family 300 DU 21 102 123 102 53 155 Dwellings 1 Golf Course 18 Holes 41 8 49 31 29 60 and Clubhouse ' Tennis Center 4 Courts 3 3 6 6 6 12 TOTALS 155 370 525 462 262 724 1 (1) Vehicles per Hour 1 (2) DU= Dwelling Units SOURCE: Traffic Management Consultant (October 1991) 1 1 1 1 1 1 -83- 1 S INFOWALI RESIDENTIAL CO NITY •Final Environmental Impact Stat nt• 1 Approximately 75 percent of the single - family and multi - family homes will be occupied by full -time residents. The remainder of the housing units occupied less than full -time ' will consequently have a lesser impact on the traffic conditions in the area than if all 1,000 units were occupied full -time. A total of 586 vehicle trips are projected for the PM peak hour which represents the worst -case period. A portion of the vehicle trips generated by the development are expected to be internal trips. The golf course and tennis, as well as the clubhouse and convenience store, will attract many of the project's residents that would otherwise • leave the development for other external attractions. Short -Term Traffic Impacts: In the short -term, operation of construction equipment, ' trucks, and worker vehicles may temporarily impede traffic along Queen Ka'ahumanu Highway during the construction period. Trucks will be hauling construction materials to the site such as cement, pipes, lumber, crushed rock, and asphalt concrete. During the ' on -site roadway construction period, trucks will be hauling asphalt concrete to the project. During the golf course construction period there will also be trucks entering and exiting the site hauling imported soil. ' , Traffic generated by construction workers will occur during the early morning hours and when workers leave the project in the afternoon. Workers commuting to the project site each workday, are expected to contribute towards increased vehicle trips ' during the morning and afternoon peak hours. Contracted companies will be encouraged to transport their employees on company trucks from construction company base yards. E. At -Grade Intersection 2006 Traffic Conditions: Impacts of the forecasted increase in ' traffic were assessed by the change in Level -of- Service (LOS) for conditions without the project traffic and with the project traffic. The project intersection exists in the "With Project" scenario only, since the project creates the need for a new intersection with ' Queen Ka'ahumanu Highway. The intersection was analyzed for at -grade signalized and unsignalized conditions. Signalized traffic flow patterns at the project entrance and the results of the LOS analysis for "With" and "Without" conditions are shown in ' Figure 14. Unsignalized traffic flow patterns for AM and PM peak hour (2006) traffic are shown in Figure 15. "Without" the project by 2006, Queen Ka'ahumanu Highway would operate under ' capacity at LOS E during both AM and PM peak traffic hours. With the project completed by 2006, during both AM and PM peak hours, the intersection would also operate under capacity with either signalized or unsignalized conditions. Queen Ka'ahumanu Highway south of the project access road would operate at LOS E in the AM and PM peak hour under signalized conditions. Without signals, left -turns into and out of the project will operate at LOS F. Safety conditions would be worse in the ' unsignalized condition, due to vehicles attempting to make left turns through gaps in approaching traffic from both directions. 1 - 84 - • 1 I • • Queen Ka'ahumanu Highway Queen Ka'ahumanu Highway I 791 V 872 V ' 603 773 as LOSE T LOSE T ' V/C = 0.67 I V/C = 0.77 Projected AM Peak Hour Traffic Projected PM Peak Hour Traffic ' 2006 PEAK HOUR TRAFFIC WITHOUT PROJECT 1 Queen Ka'ahumanu Highway Queen Ka'ahumanu Highway 57 E 791 164 <-) 872 / I . Project Project 5. I O Access 9. O Access Road Road a A 98 E IoZN\ a a 27944 T 1 T :r , LOSE 3 LOSE 177 I V/C = 0.85 V/C = 0.97 Cumulative AM Peak Hour Traffic Cumulative PM Peak Hour Traffic 1 2006 PEAK HOUR TRAFFIC WITH PROJECT ' N Near Capacity LEGEND Traffic Voume (Vehicles per Hour) O Under Capacity ' V/C Volume -to- Capacity Ratio LOS Level of Service Lane Geometries 1 2006 Peak Hour Traffic With and Without Project Traffic • MANINI'OWALI RESIDENTIAL COMMUNITY FIGURE 14 I -85- • • • 1 QUEEN KAAHUMANU HWY ' I 57 E ,I, I ' 791 I 1� o U PROJECT ' ACCESS Q - ROAD \�- 603 , 137 \ 1 4 1 I Ls 98 <11` , 0 c 0 V I 1 LOS E 233 1 V/C = 0.85 CUMULATIVE AM PEAK HR TRAFFIC 1 LEGEND . QUEEN KAAHUMANU HWY X� ' 1 _l\ . TRAFFIC MOVEMENT VOLUME (VPH) 164 <-' i 1 LANE CONTROL j \ 872 V I LOS LEVEL OF SERVICE (TWO LANE HWY) ' b \ PROJECT V/C VOLUME -TO- CAPACITY RATIO ACCESS Q OA LEVEL OF SERVICE (UNSIGNALIZED CONDITIONS) ROAD 773 1 104 1 I ° 279 � © `pI 1 LOSE r 177 I 1 V/C =0.97 CUMULATIVE PM PEAK HR TRAFFIC . 1 1 1 CUMULATIVE PEAK HOUR TRAFFIC (UNSIGNALIZED) SOURCE: TMC ' MANINI'OWALI RESIDENTIAL COMMUNITY FIGURE 15 1 - 86 - ' ANINI'OWALI RESIDENTIAL C NITY •Final Environmental Impact Sta ent• 1 Vehicles associated with the Manini'owali Residential Community using Queen ' Ka'ahumanu Highway and other local roadways are expected to slightly affect through traffic flow on the highway during the short -term at -grade intersection access period. Based upon evaluation criteria for highway deficiencies established in the Long Range ' Highway Plan , Queen Ka'ahumanu Highway would require widening to four lanes. Impacts on traffic as a result of the project will be reduced substantially once Queen Ka'ahumanu Highway is improved to four lanes and the intersection is removed. Until ' the proposed interchange and frontage road are constructed, it is assumed that an at- grade access will be provided at a channelized intersection without traffic signal control (per request by DOT). AS compared to a signalized condition, the unsignalized 1 intersection would allow better through- traffic flow but would reduce the operation of project traffic movements. The study by TMC does not consider the improved public access roadway to the Kua Bay ' area which is shown on the Conceptual Master Plan. This roadway is shown at Queen Ka'ahumanu Highway entering through the State land at Awake'e and bearing north through the NKDG project site and onto the State's Manini'owali parkland. While ' NKDG will be involved in the construction of this roadway, subject to obtaining all applicable State and County approvals and permits for its proposed development, the final alignment will depend on State DOT highway planning and State DLNR park planning, including an archaeological study. C. Mitigative Measures 1 Several mitigative measures are planned for implementation to minimize the impact of traffic generated by the project, as discussed below. Proposed improvements to the ' Queen Ka'ahumanu Highway are shown in Figure 16. Left Turn Storage Lane on Queen Ka'ahumanu Highway: An exclusive left turn storage lane (northbound) will be constructed at the intersection of Queen Ka'ahumanu Highway and the project access road. This improvement will alleviate possible delays or back -ups on Queen Ka'ahumanu Highway caused by vehicles turning left into the 1 project access road. This should also help minimize rear -end collisions with vehicles slowing down or stopping to turn left into the project access road. Turning Lanes Into and Out of Project Entrance: An exclusive right turn acceleration 1 lane on Queen Ka'ahumanu Highway for vehicles exiting from the project access road will be provided to allow vehicles turning right (southbound) onto Queen Ka'ahumanu Highway to safely merge with through- traffic. Also a right turn deceleration lane will be ' provided southbound on Queen Ka'ahumanu Highway to allow vehicles entering the development from the north to slow down without impeding through- traffic behind them. These turning lanes will help traffic flow and improve safety at the intersection. ' Signal Warrant Study: As traffic conditions build in the futureNKDG will prepare a signal warrant study upon the request of the State DOT for the interim intersection of ' the project access road with Queen Ka'ahumanu Highway. A warrant study would be required by State DOT prior to installation of traffic signals at an intersection. ' -87- 1 o • 1 1 QUEEN KAAHUMANU HWY 1 1 1 1 I) 0 1' PROJECT ACCESS ROAD b 1 1 - , 1 1 NOTE: NOT TO SCALE ' QUEEN KAAHUMANU HWY 1 Proposed At -Grade Intersection Improvements SOURCE:DAC 1 MANINI'OWALI RESIDENTIAL COMMUNITY FIGURE 16 • -88- o * INI'OWALI RESIDENTIAL COMITY Final Environmental Impact Statel�llt• i 1 ' Construction Traffic: The number of worker vehicles traveling to and from the site during the heavy construction period will be minimized by the use of company trucks and vans to carry workers from construction company base yards. Truck and heavy equipment travel to and from the site will be conducted during non -peak traffic hours to ' ' minimize the impact on local and commuter traffic. During construction phases of the project, special duty police officers shall be employed to assist in directing traffic and the I movement of heavy equipment and supplies at the intersection of the project access roadway and Queen Ka'ahumanu Highway. ' 4.12 NOISE ' Existing noise conditions and potential future noise conditions at the project and its I surrounding areas were evaluated by Darby & Associates (June 1991). This technical report is included in its entirety as Appendix M. The report is summarized for the following discussion of noise conditions. ' A. Existing Conditions . Noise from sources such as traffic is commonly measured in "A" weighted decibel units I (dBA). The A weighting refers to the emphasis of certain sound frequencies over others to simulate the sensitivity of the human ear. The decibel scale is logarithmic, and a 10- fold increase in sound energy results in an increase of 10 dBA corresponding I (approximately) to a subjective doubling of loudness. Doubling of the sound energy results in an increase of three dBA, while the smallest change in noise level considered to be noticeable is about 2 dBA. ' Ambient noise level measurements were performed at several locations on the project site on 3 June 1991. Noise from vehicular traffic along the Queen Ka'ahumanu I Highway dominate at locations near the highway. At locations away from the highway, natural sound sources, such as wind in the foliage, birds and surf, are dominant. Noise level measurements made at a distance of about 350 feet from the highway yielded I Equivalent Continuous Sound levels, Leq's (average) ranging from 45 to 52 dBA. At locations away from the highway, natural sounds measured ranged from 38 to 41 dBA Leq. 1 Noise arising from aircraft originating from Keahole Airport, located approximately six miles to the south of the subject parcel, were barely audible and did not increase the ambient noise levels. Aircraft takeoffs using Runway 35 were not measured, but are expected to generate significantly higher noise levels than those of Runway 17 which were measured. However, the project site is located well outside of the 55 dB Ldn contour lines for both the existing (1990) and the future (2005) years. This is considered' ' to be a "minimum risk level" according to State Department of Transportation guidelines. Aircraft generated 60 dB Ldn is a maximum recommended level for residential use without any special mitigation measures. 1 - 89 - �INI'OWALI RESIDENTIAL COa[JNITY •Final Environmental Impact Stat ent• • There are no currently existing sensitive noise receptors at the adjoining lands; although 1 the Regent Kona Coast project at Kukio will include some new residential development to the north of the project. • B. Anticipated Impacts • 1 Future activities at the project were evaluated with respect to potential noise generators. These activities include: construction activities, project - generated traffic, golf course ' maintenance equipment operations, clubhouse and tennis center activities, and stationary equipment operation (such as air conditioners and pumps). Potential noise impacts on off -site park facilities and on new, proposed residences within the project , and outside the project at the adjacent Regent Kona Coast development were also considered. Construction Impacts: In the short -term, significant increases in noise levels may result from construction activities. Development of the project will involve clearing, grubbing, grading and the construction of infrastructure and buildings. The actual amounts of noise generated in construction are dependent on the methods employed during each construction phase. Earth moving equipment, such as bulldozers and diesel powered trucks, will probably be the loudest equipment used in construction. Typical construction equipment noise Levels are shown in Figure 17. Rock removal will be required over most of the graded areas of the site. Equipment typically used for rock removal include rock hammers and drills, as well as blasting equipment. Equipment using impact to break rock is noisy, as shown in Figure 14 where 82 to 98 dBA at 50 feet is typical of jack hammers and rock drills. The breaking of rock by explosion usually creates a muffled "thump" sound. Noise created during rock removal may affect the several nearby beach parks where camping activities may occur. These are presently the only noise - sensitive areas in the vicinity of the project site. However, most of these camping areas are exposed to high sound levels of surf and wind noise, with Ldn levels probably exceeding 70 dB, depending on the weather condition. The • natural sounds will probably mask the construction - related noises much of the time. In • any case, this impact will be short -term in duration, and the actual time period required for drilling and blasting will be assessed after final design and geotechnical studies are complete. Traffic Noise: Over the long term, some additional noise will be generated by the project • which will cause a very slight increase in noise levels along the Queen Ka'ahumanu Highway. Federal Highway Administration (FHWA) highway traffic noise modeling results showed that the increases in the future traffic noise levels due to project- generated traffic are at most 1.0 dBA. An increase in noise level of 1.0 dBA is usually not detectable by a person with normal hearing, and therefore, it is not considered a significant noise impact. About a 4.0 dBA increase in the highway traffic noise is expected due to the region's overall future growth. However, contribution from the project - generated traffic to this overall increase is considered negligible. 1 I • • • o 1 , NOISE LEVEL (atA) A7 50 FEET 6: 70 80 90 100 710 Compactors (Pollees) a• N I, �=7 front LOao erf o Back"oes w w z ` z ' O i —` Tractors • ` it = 1 3 c Scrapers. Graders 1 W ' O • Pavers ewe J Z Truc +s I • w x ' Z i r m < = Concrete Mixers • • O GOnCl ete Pu mDS *co *co , w I CC w < Cranes IMOVBDIei Z • s I 2 > Pumps v.-, b Generators W n I t COmt essors • • �� I— Pneumatic Wrencnes •..-7■• I - Z w i y Jack Hammers and Rock Drills • i j w Pile Drivers ( Pans , ` • VIP, et or • Z o Saws •..-....."'• 1 Note: 813110 on Limited Available Data Samples 1 I Source: U.S. Envionmental Protection Agency, 1972 1 1 Construction Activity Noise Levels . MANINI'OWALI RESIDENTIAL COMMUNITY • FIGURE 17 - 91 - li kNINI'OWALI RESIDENTIAL CO NITY •Final Environmental Impact Stat ent• • e 1 The nearest of the project's residential areas to Queen Ka'ahumanu Highway are to be located at a distance of approximately 400 feet. At such a distance, the Ldn level is estimated to be at most about 65 dB, and is therefore in compliance with Federal Department of Housing and Urban Development (HUD) site acceptability standards. Similar calculations for interior roads indicate that at a distance of 100 feet from the centerline of the roadway, the traffic noise levels are less than 60 dBA, assuming "soft site" characteristics of single -story homes with dirt or grassy intervening grounds, and no concrete or asphalt between houses. Assuming a 35 mile per hour speed, and one percent heavy and one percent medium truck mix, analyses indicate that residential structures provided with setback distances of 40 feet'or more from the centerline of the interior roadway, regardless of either "soft" or "hard" site conditions, will conform to the HUD standard of no more than 65 dB Ldn sound pressure. Golf Course Ground Maintenance Noise: Noise associated with ground maintenance equipment, such as lawn mowers and leaf blowers, could have an adverse impact on the proposed residential areas, particularly when the equipment is near the housing. However, noisy equipment is also incompatible and disruptive with golf play. All equipment powered by internal combustion engines will be fitted with adequate exhaust mufflers, and schedules will limit noisier maintenance activities until after 7:00 AM. Noise from ground maintenance operations should not be "unreasonable" or "excessive" as defined by the State Department of Health (DOH). Clubhouse Noise: Noise sources from clubhouse operations could include kitchen equipment, fans, air conditioners, refrigeration equipment, pool pumps, as well as sound systems for announcements and music. Noise from the clubhouse could potentially impact the nearby future residential areas in the immediate vicinity of the clubhouse. The sound from the above mentioned sources should not create a significant noise impact to the closest possible future residences of neighboring projects, • which will be at least 2,000 feet distant. Tennis Center Noise: The primary source of noise from tennis games are racquet -to -ball • impact, shoe screech, shouting and yelling. Noise generated by such activities may affect the proposed homes located adjacent to, or near, the tennis center. For example, a typical doubles tennis game could generate an L10 level (10 percent exceedance level) of about 58 dBA at a court fence -line. Although not enforceable in Hawai'i County, such a level exceeds both the DOH's daytime (7:00 AM to 10:00 PM) and the nighttime (10:00 PM to 7:00 AM) noise limit of 55 and 45 dBA, respectively. Adequate setbacks will be provided between the courts and the project's residential lots to reduce the tennis noise impacts to a level of insignificance. It is not expected that spectator tennis matches will be held at which crowd cheering and a public address sound system would create sound levels exceeding DOH noise regulations. Stationary Equipment Noise Noise from air conditioning equipment, pool pumps, exhaust fans, trash compactors, and any other stationary equipment at the golf clubhouse, tennis center, and residences will not exceed the noise levels allowable by State DOH noise regulations. Noise from equipment at the project's buildings will not be audible off -site. Trash pick -up and delivery vehicles are typically operated and 92 ' 1 ' INI'OWALI RESIDENTIAL CO I NITY Final Environmental Impact State t• 1 scheduled to cause minimum disturbance to neighboring residential units. These 1 operations are expected to meet the requirements of State noise regulations. Existing Noise - Sensitive Areas: Similar to what is stated above concerning ' construction- related impacts, noise created by activities within the development may be noticeable at the State's beach park where camping activities may eventually occur. However, most of the park area is exposed to high sound levels of surf and wind noise, with Ldn levels probably exceeding 70 dB, depending on the weather condition. Due to ' this natural masking sound, the project - generated noise is not expected to cause any significant noise impact at the beach park. 1 C. Mitigative Measures Several measures will be implemented to minimize potential noise impacts at off -site ' receptors. Construction Noise Control: Compliance with existing regulations as enforced on Oahu 1 will mitigate construction noise generated by the project to acceptable levels. State DOH regulations have been established to limit construction noise generation and the intent of these regulations will be followed. Required permit conditions for construction 1 activities include the following: "No construction activities creating excessive noise... before 7:00 AM and after 6:00 PM of the same day." "No construction activities which emit noise in excess of ninety -five dB(A)...except between 9:00 AM and 5:30 PM of the same day." "No construction activities which exceed the allowable noise levels on Sunday and ' on...(certain) Holidays. Activities exceeding ninety -five dB(A) shall (also) be prohibited on Saturdays." ' In addition, construction equipment and on -site vehicles or devices requiring an exhaust of gas or air must be equipped with mufflers. Construction vehicles using local roadways will satisfy the noise level requirements defined in Hawaii Administrative ' Rules, Title 11 (1981). Blasting Measures: During rock removal, the immediate blast area is covered by a blast mat with the purpose of directing the explosive energy into the rock, muffling the air- 1 borne pressure pulse, and controlling flying debris. The actual blast will be perceived as a muffled "thump" sound and should cause minimal vibration through the ground. 1 Long -Term Operational Noise Control: The design of the golf clubhouse, golf course maintenance, and waste treatment facilities will include noise mitigation measures in the planning of the location and orientation of the air conditioning equipment, exhaust ' fans, pool pumps and other equipment, such that local noise regulations will be satisfied. 1 . -93- 1 • NINI'OWALI RESIDENTIAL COINITY •Final Environmental Impact Stat nt• e •- 1 Ground maintenance equipment will be powered by internal combustion engines with ' exhaust mufflers. Schedules for maintenance will be arranged so noisier operations do not occur near residences (on and off the project area) before 7:00 AM or after 5:00 PM. Golf Clubhouse and Community Facility Noise Control: The site planning for the golf ' clubhouse, tennis center, and other recreational or community facilities shall incorporate adequate setback distances, respecting existing residential areas. Proper ' sound insulation measures shall be incorporated into the building design. Events which propose the use of amplified sound outside the building shall notify the community and be scheduled at hours which do not conflict with the neighboring residential areas. 4.13 AIR QUALITY An air quality study of the proposed project has been prepared by Barry D. Neal and Associates (June 1991). The information provided by this study is summarized below, and the complete report is included in Appendix N. A. Existing Conditions Present air quality in the project area is mostly affected by air pollutants from natural and /or vehicular sources. There are no industrial or agricultural air pollution sources nearby. Natural sources of air pollution that may affect the air quality of the site include ocean sea spray, aero - allergens from plants and wind -blown dust from bare soil areas. At present the largest intermittent natural contributor to air pollution is eruptive activity at Kilauea volcano, more than 50 miles east of the project site. Since 1989, the American Lung Association has had a monitoring station at Captain Cook in South Kona for a vog (volcanic smog) characteristic study. Preliminary results indicate that sulfate levels are up to five times higher in the Kona area compared to Hilo. Potential impacts on human health from the vog are still under study. Queen Ka'ahumanu Highway, adjacent to the project site, is a major arterial roadway. Depending upon the prevailing wind direction, emissions from motor vehicles traversing Queen Ka'ahumanu Highway may also be carried over the project site. The Department of Health maintains monitoring stations in Hilo and Honoka'a, about 60 miles east -south east of the site, but the data collected are specific to those localities and cannot be correlated to the subject property. The County does not monitor key automobile pollutants, such as carbon monoxide (CO) and nitrogen oxide (NOx). Based on what little data are available, it appears likely that both State and National ambient air quality standards are currently being met despite the persistent vog. ' • 1 . 1 - 94 - 1 1 INI'OWALI RESIDENTIAL CO I ITY F inal Environmental Impact State t' 1 B. Anticipated Impacts 1 Construction Activity There will be two types of short -term direct air quality impacts from project construction: fugitive dust generation and on -site emissions from ' construction equipment. There will also be short-term indirect impacts occurring off - site from slow- moving construction equipment traveling to and from the project, and from an increase in local traffic caused by commuting construction workers. ' Fugitive dust emissions will arise from grading and dirt moving activities within the project. A rough estimate of uncontrolled fugitive dust emissions from construction 1 activity has been provided by the U.S. EPA (1987), estimated at 1.2 tons per acre per month under conditions of "medium" activity and moderate climatic conditions. Uncontrolled fugitive dust emissions from construction at this project would probably be somewhere near this level, without implementation of the planned watering I program. In any case, State of Hawai'i Air Pollution Control Regulations require that fugitive dust emissions be controlled to such an extent that no visible emissions of fugitive dust from construction activity should occur beyond the property line. I On -site mobile and stationary construction equipment will also emit some air pollutants in the form of engine exhausts. The larger types of equipment are usually diesel- I powered. Nitrogen oxide emissions from diesel engines can be relatively high compared to gasoline- powered equipment, but the standard for nitrogen dioxide is set on an annual basis and is not likely to be violated by short -term construction equipment I emissions. Carbon monoxide emissions from diesel engines, on the other hand, are very low and should be relatively insignificant compared to normal vehicular emissions on nearby Queen Ka'ahumanu Highway. 1 Vehicular Traffic: There will be a potential long -term indirect impact on air quality along the project area's roadways due to project - related traffic. By serving as an I attraction for increased motor vehicle traffic, the project is considered to be a potential indirect air pollution source. In order to evaluate this potential impact, a carbon monoxide modeling effort was carried out. Carbon monoxide was selected for modeling because it is both the most stable and the most abundant of the motor vehicle generated I pollutants, and it is also the air pollutant with the greatest likelihood of violating Ambient Air Quality Standards (AAQS). ' Three scenarios were selected for the carbon monoxide modeling study: year 1991 with present conditions, year 2006 without the project, and year 2006 assuming the project is built and complete. To begin the modeling study, critical air quality receptor areas in the 1 vicinity of the project were identified for analysis. Without the project, it was assumed that there would be no roadway improvements. With the project, it was assumed that a project access road would be constructed forming a T- intersection with Queen I Ka'ahumanu Highway. The results of the air quality modeling effort are presented in Table 9. I Although the traffic impact assessment report indicates that traffic volumes both are and • will be higher during the afternoon than during the morning peak period, worst -case ' -95- • 1 40 LNINPOWALI RESIDENTIAL COIDJNITY ' •Final Environmental Impact Statement• 0 • • 1 TABLE 9 ' • AIR QUALITY MODELING RESULTS Estimated Worst -Case 1 -Hour and 8 -Hour Carbon Monoxide Concentrations At Intersection of Queen Ka'ahumanu Highway and Project Access Road (milligrams per cubic meter) , 1991 2006 2006 SCENARIO Present Without Project With Project(b) ' 1 -Hour 0.6 1.2 (AM Peak) 6.0(AM Peak) 8 -Hour 03 0.6 (AM Peak) 3.0(AM Peak) 1 Hawaii State AAQS: 10 National AAQS: 40 1 (a) Assumes through traffic only 'on Queen Ka'ahumanu Highway (b) Assumes left turn lane provided both on Queen Ka'ahumanu Highway and on t Project Access Road SOURCE: Barry D. Neal and Associates (October 1991) 1 1 1 1 -96 1 1 I • 'VINI'OWALI RESIDENTIAL CO NITY i Final Environmental Impact Stat t• 1 emission and and meteorological conditions typically occur during the morning hours 1 in West Hawaii. The carbon monoxide concentration predicted with the project is higher than without ' the project due to the assumed presence of a signalized intersection. Intersections tend to have a higher concentration of vehicular emissions due to increased congestion and traffic queuing. However, even though concentrations with the project may increase U. significantly, one -hour concentrations in the project area should remain well within State and national AAQS of 10 mg /m and 40 mg /m respectively. Worst -case eight hour carbon monoxide concentrations were estimated by multiplying the worst -case I one -hour values by a conversion factor of 0.5. This accounts for two factors: (1) traffic volumes averaged over eight hours are lower than one hour peak values, and (2) meteorological dispersion conditions are more variable (and hence, more favorable) I over an eight hour period than they are for a single hour. It is important to note that the worst -case meteorological conditions used for modeling have a very low probability of occurrence. The assumed worst -case meteorological ' condition of a wind speed of one meter per second with a steady direction for one hour may only occur once a year or less. A slight increase in the assumed worst -case wind speed from one meter per second to two meters per second would reduce the predicted ' carbon monoxide concentrations to about one -half of the levels stated above. Pesticides Impact on Air Quality: The pesticides used on golf courses are at relatively I low mammalian toxicity, ranging from hundreds to several thousand milligrams per kilogram of body weight. Because they are not highly volatile and are applied in dilute sprays (50 to 100 gallons of spray solution per acre) to open areas, there is little likelihood I of toxic levels in the atmosphere. In addition, the use of ground spray equipment with low spray pressures (20 to 40 psi) and coarse spray droplets further reduces the potential for creating airborne fine droplets. Spray applications are only made in late afternoon or ' early morning hours when golfers are not on the golf course, which reduces the risk of any exposure of people to airborne spray particles (Murdoch and Green, 1991). ' On -site long -term direct air quality impacts are not expected to be significant. Application of chemical fertilizers and pesticides to maintain the golf courses will be / required. The primary risk of using these chemicals is to the applicator rather than to individuals at possible receptor sites down wind. Should any individual at down -wind I sites encounter airborne concentrations of these chemical substances, it would be in greatly diluted form. Precautions will be taken in the application, as described in the following mitigative measures discussion. I Wastewater Treatment Facility Odors: The proposed wastewater facility will utilize an activated sludge treatment process. Effective odor control measures will be in place at ' the main treatment facility and the pump stations throughout the project. No noticable odors should be detected at the boundary of the wastewater treatement area. ' Electrical Demand: The annual peak electric demand of the project when fully developed is not expected to exceed about 4.215 megawatts. The present generating I - 97 - •NINI'OWALI RESIDENTIAL CO)1NITY ' •Final Environmental Impact Stat nt• • 1 capacity on the Big Island is 161 megawatts with most of this power supplied by oil - burning generating units. Island -wide peak power demand is currently about 120 megawatts. Average annual electrical demand of the project when fully developed is not expected to exceed about 15 million kilowatt- hours. As a consequence of electrical power usage, the proposed project will contribute to indirect air pollution emissions from power generating facilities, most probably provided by expanding and /or additional burning of fuel in oil -fired generators. The project power demand would result in about a three percent increase in emissions from the electrical utility if all power is derived from fuel oil. Solid Waste Disposal: Solid waste generated by the project when fully developed is not expected to exceed seven tons of refuse per day. Presently, the refuse district handles about seven tons per day. Most, if not all, refuse from this community would likely be hauled away and either landfilled, or burned at another location. ' If this refuse is not landfilled and all or part is burned at a municipal incinerator or other facility (such as H- power), disposal of solid waste from the project will also result in emissions of particulate, carbon monoxide and other contaminants from the incineration facility. If all refuse is landfilled, the only air pollution emissions associated with solid waste disposal (assuming problems similar to those which currently exist at the Kailua Landfill are avoided) would be due to exhaust fumes and fugitive dust from trucks and heavy equipment used to place the refuse in the landfill. Long -term, quantitative evaluations of these impacts were not made, but it is likely to be relatively small. Several measures have been proposed to minimize potential air quality impacts. C. Mitigation Measures , Several mitigation measures will be implemented to minimize potential air quality impacts, as listed below. , l Dust Control: During construction of the project, adequate fugitive dust control will be accomplished by establishing a frequent watering program to keep bare dirt surfaces in work areas from becoming significant dust generators. Control regulations also require that open- bodied trucks be covered at all times when in motion if they are transporting materials likely to give rise to airborne dust. Paving of parking areas and establishment of landscaping as early as possible in the construction process will also be done to lower the potential for fugitive dust emissions. Construction Equipment Transport: Indirectly, slow- moving construction vehicles on Queen Ka'ahumanu Highway can obstruct the normal flow of traffic to such an extent that overall vehicular emissions of carbon monoxide are increased. This impact will be mitigated by moving heavy construction equipment during periods of low traffic volume whenever possible. 1 - 98 - 1 INI'OWALI RESIDENTIAL C NITY • e •Final Environmental Impact Sta ent• 1 Roadway Traffic: Roadway improvements recommended by the traffic consultant will I be implemented to move traffic efficiently through the project area and to help maintain good air quality. I Pesticide Application Controls: There are certain precautions that must be followed by pesticide applicators in order to prevent significant down -wind drift when spraying. Primary among these are the use of a coarse rather than a fine spray and application I under low wind speed conditions when the wind direction will not contribute to drift towards the clubhouse area or to nearby residences. Off -hours application scheduling and buffer establishment will also minimize pesticide effects on air quality. Spray hoods I will be used as necessary to contain spray during windy- periods. When proper safety precautions are followed, the potential for serious air quality degradation from chemical spraying for golf course maintenance will be minimal. 1 Odor Control: Odor control measures will be included in the design of the wastewater treatment facility. There will be no odor generated by irrigation disposal of diluted, ' advanced secondary treated effluent. 4.14 VISUAL RESOURCES 1 Existing views of the project site from the surrounding area have been inventoried in this .section, both descriptively and through photographs. Short -term and long -term I effects on views of the site which could potentially result from development of this project are assessed, and measures are proposed to minimize adverse effects. ' A. Existing Conditions Views of the project site are presently available from the east at Queen Ka'ahumanu ' Highway, the existing dirt roadway through the middle of the property which leads to Kua Bay, from the south at Awake'e, from the adjacent north at Kuki'o 1 and from the makai State -owned portion of Manini'owali, as well as offshore ocean locations. I Existing views of the project area are of vacant expansive barren lava land similar to other coastal lands along the Queen Ka'ahumanu Highway within the North Kona and South Kohala districts. A photograph key map (Figure 18) identifies locations for panoramic photographs showing mauka and makai views of the project site, which are ' included in Figures 19 and 20. . Along the highway near the project site, the most prominent natural feature is the Pu'u 1 Kuili cinder cone at Awake'e which rises to 342 feet above msl. Generally, the. view from the highway approaching the property from the south is obstructed by the rise in the topography and Pu'u Kuili. This represents the highest point of the NKDG property ' which is approximately 280 feet above msl. From the highway approaching from the north, one can directly overlook the northeastern quadrant of the site, and experience a distant view of the makai portion of the site. 1 . 1 -99- 1 • ..® 0 oo Gal • 1 t tr t I CD Vi tti t. -..,_ tU .. C.) .- .. a , P I 1 Ire, N \ • ier A ---, ...„_1/4„....,_, . I \ 1 --... III III I 1 -------- --__ I 3\ e \ ...- rr f ' I 1 1 1 g i 5 j sN NMI1/4 . it 4 u : 1 II . • .......... ,.. .1 , A ,?. )4 II I • •____--1, NN ..., \ i r i I ...• 1 - . \ 1 111 1 • , 2 , i 1' 2 i / / iz o ' i 1 1 i 1 - ----. — ----------- 1 . ' S I •Ite \ 0 c.I I -- . t ; C:1 7, 'I- .S2 rz4 1 ---C7 ; ° 1 • I "g• r 4 et \ cil I - ‘ - -- -- --- --,-,:;-- E I e n n . ■ 1.■I I .. 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' 3 '�`" a,� 4 y 4 q , t.a3 „., z ",�, s -< e c — a E a 2 C `" " ^ t i b a? a * y y 4 F a& � Y I a !F ■ co CC iv r , r mom c ; # tea, , r r . ".- , y o a s� { 70 elat '. ' n 4 a ■ nay " ✓ a com -' ; t ' r ti r 9 e 4 '- • - "g ar p t4 ' :x� a A. s a . 1 Y ° g i"di. F • --- C) m O _ =A g t INI'OWALI RESIDENTIAL CO� 1 • inal Environmental Impact StateiS�[t• Views from locations makai of the site (on State portion of Manini owali) are presently ' of the barren lava land and the small cinder cone at the northern end of the property near Kakapa Bay. From Manini owali Beach at Kua Bay, the property is not visible due to a ridge which begins approximately at the makai property boundary. From the south ' ( Awake'e), a portion of the property is seen up to Pu'u Kuili. From offshore locations, boaters are able to view some sections of the project area above the bluff. t From most locations on the NKDG property, views are expansive along the coast as well as towards Hualalai. The property is gently sloped toward the ocean, allowing ocean views from most of the parcel as well as mountain views. Views from the site currently ' include the undeveloped barren lava flow landscape and Pu'u Kuili on Awake'e. B. Potential Impacts ' Short -Term Visual Impacts: In the short -term, the visual character of the area will be affected by the presence and operation of construction equipment. The heavy construction involved with site preparation and infrastructure development will extend ' for about two years. The housing construction will be phased over a period of 12 years, beginning in 1994 to 1995. All residential construction is scheduled to be completed by the year 2006. 1 Construction activities will create some adverse effects on the views of the project site. Construction of the access road and highway improvements, portions of the golf course, ' some of the residential structures and support facilities will be visible from Queen Ka'ahumanu Highway. Vegetation clearing and grading involved with construction will be visible, as will the construction of buildings and the installation of utilities. ' Because the development will be phased, future users of the site will also be exposed to views of construction activities. Some of the construction activities may also be visible from the makai State parkland and some offshore ocean locations. ' 1 The most apparent changes in the views of the project site will be the construction of the entrance, the access road, the tennis center, portions of golf course fairways and residential buildings close to the highway. Many of these features will be visible from ' the southbound lane on the highway. Cleared vegetation, bare soils in graded areas and stored construction equipment will be evident during much of the construction period. Buildings and exposed soil and rock surfaces will be visible until the landscape plantings have been established. Long -Term Visual Impacts: Long -term visual effects will result from the proposed project when it is completed. Replacing the barren lava landscape in many areas will be a low -to medium - density residential development planned around a golf course and preservation areas. Because of topographic conditions, few structures will be visible from most locations on the State lands makai of the site. The golf course will integrate natural lava and landscaped areas. Extensive landscaping will be incorporated along boundaries with adjoining lands and the highway, which will serve to shield or buffer I off -site views of the completed project. Building siting, heights, materials, colors and landscaping will be carefully considered in design. A non - obtrusive kama'aina '! -103- ,1 •� INI'OWALI RESIDENTIAL CO? NITY ' Final Environmental Impact Stat t• • architectural style will be followed, creating aesthetically - pleasing homes and support facilities. Views of vehicle traffic, the project entrance and some lighting will be ' noticeable at the entry road. A preliminary view study was prepared to examine the potential visual effect of the new ' residential community when viewed from a site near Manini'owali Beach on the State - owned land makai of the project, approximately 200 to 300 feet from the ocean. This view point was selec because this is a logical location for the proposed beach park ' i support facilities, which will become a'gathering place and recreational area for the public. Potential views of the new residential community from makai locations has been noted as a concern by several reviewers of the project. 1 From positions on the beach (near sea level) looking mauka toward the residential community, individuals will generally not experience views of structures on the NKDG site. As shown in Figure 20, low -angle views mauka from the beach are limited because '! these views are generally influenced by the lava mounds, low grassy dunes and kiawe trees in the foreground at the mauka edge of the beach area. These foreground features tend to set the line of sight above the nearby NKDG lands, only allowing views of higher , elevation lands such as Pull Kuili and the more distant slopes of Hualalai. Views from the potential site for the beach park support facilities were studied in Figure 1 19. The elevation of this view point is approximately 25 feet above sea level. It is ' evident from this panoramic photograph that foreground features such as lava mounds and kiawe trees are present which tend to screen portions of the views of the nearby ' NKDG land. Portions of some structures on the project site may be visible in three limited sectors, which are defined in the photograph shown in Figure 20. To the northeast, portions of the condominium buildings may be visible from the ' proposed park site in the range of the small cinder cone. The condominium buildings are assumed to have the greatest height of all structures at this development, with a maximum height of approximately 45 feet. To the east and southeast, some portions of '' single - family residences near the clubhouse may also be visible. Single - family residences will likely be built within a maximum height of 25 feet. The golf clubhouse roof peak will rise to a maximum height of 35 feet, however, this structure would be ' "screened by natural vegetation on the State land along the line -of -sight examined in this study. . The results indicate that existing land forms and vegetation will limit the potential 1 views of structures at the new community to only the upper portions of some structures through small sectors of the mauka view panorama. From the beach, virtually no ' structures will be noticeable. Major factors which eliminate potential views from these makai locations.are the prevailing low angle line -of -sight and the substantial distance to the new residential structures. The distance from the beach to the closest structure ' would be approximately 1,500 feet, which is the equivalent of five football fields. Distance alone will minimize the potential influence of the new structures on the mauka view experienced. 1 104 . 1 I INI'OWALI RESIDENTIAL COIITY Final Environmental Impact State t• Future views will also be largely dependant on the extent of landscaping established on ' the State Park land, and on the new golf course and along the makai edge of the new residential area. Palm trees of 25 to 45 feet in height and other lower landscaping vegetation are planned to be established along sections of the makai side of the structure I development areas. The line of sight to these areas from the area of Manini owali Beach ' would be generally above the roof peaks of structures. Trees and other lower landscaping vegetation will partially or completely screen views of structures from all off -site locations. There will be view channels established makai of residences and the clubhouse to allow for ocean and coastal views. The density of landscaping and position of on -site view channels will be project design issues which can only be addressed later ' in the planning process, when greater site planning, architectural design and landscaping design information becomes available. ' The beach park access roadway to the State's planned shoreline park will be travelled by the public on their way to and from Manini owali Beach and the coastal area. The alignment and design of this roadway, and the other features of the shoreline park, will ' be the subject of future planning efforts to be undertaken by State Parks Division planners. The view of the new residential community from this roadway could be screened effectively by establishing low berms with landscaping vegetation along the north side of the roadway, and also by depressing the elevation of the roadway surface. ' NKDG is obligated to participate in the development of park facilities at the State's coastal land, and will continue to coordinate with the State Parks Division concerning their plans for the shoreline park, and measures which could mitigate views of the 1 residential community. C. Mitigative Measures 1 Several mitigative measures have been proposed to minimize the impact on visual resources at this project. • 400 -Feet No- Structures Zone: In the land exchange process, NKDG and the State agreed on a 400 -feet zone at the makai end of the property where no structures would be allowed; golf course fairways and landscaping are allowed. The no- structures zone extends 400 feet mauka of the property line which separates the State parkland from the NKDG private property. This zone was established, in part, to create a visual buffer from the makai State parkland. The existence of this buffer zone provides a major mitigation measure with respect to potential views from the primary public area, which is the Kua Bay /Maniniowali Beach area of the State's Shoreline Park. 1 Construction Period Measures: During construction, equipment will generally be contained in storage areas which are generally out of sight from Queen Ka'ahumanu Highway. To minimize a variety of impacts including visual effects, work on the - intersection with the highway will be completed in the shortest possible time period. Access road construction, especially in the area of the bluff crossing, will also be completed as quickly as possible. 1 -105- ' 'S INFOWALI RESIDENTIAL CO NITY •Final Environmental Impact Stat nt• e 1 Minimized Vegetation Clearing: To preserve existing views, vegetation clearing along the entrance, access road and bluff will be limited to only those areas which are necessary. Revegetation and new landscape planting will be accomplished as soon as possible to screen and protect bare soil and rock areas. Entrance Design: Design of the entrance will be tasteful and complement the existing ' rural atmosphere and style. Lighting of the entrance, access and internal roadways and the clubhouse will also be subdued to avoid adverse glare and other lighting effects on nearby properties and night -time visibility in the general area. Highway Setback: Along the Queen Ka'ahumanu Highway a 150 -feet setback is ' proposed where only landscaping will be established. This will provide open space along the highway corridor. Public Access to the Property from the State Parkland: Another visual- related measure . that will be provided is the establishment of the public hiking trail from the State land to the natural cinder cone feature which will be preserved. This historic trail will provide views of the natural areas, the completed project, archaeological sites and spectacular shoreline views from the top of the cinder cone. Project Design Considerations: NKDG intends to minimize adverse visual effects by locating facilities to fit the North Kona coastal environment. No structures will be higher than the 45 -feet limit imposed in the regulations for this area. The required setbacks will be followed to minimize views. Building heights, locations, materials, colors and surrounding landscaping will be in keeping with the natural setting. 4.15 SOCIAL AND ECONOMIC CHARACTERISTICS This section includes a presentation of the social and economic conditions in the project area, and potential impacts of the project. Some of the new data from the 1990 U.S. Census have been compiled: specifically, information relating to the Census Designated Places (CDP) of Kalaloa, Kailua -Kona, Puako and Waikoloa. Therefore, information sources primarily reflect the 1980 U.S. Census and available recent survey data. Economic factors and employment are also considered in this section, as well as govern- ment expenditures and revenues. A brief discussion of lifestyles is also presented . 4.15.1 Population A demographic study was conducted for the project by Earthplan (October 1991), included as Appendix N Information from this report is summarized in this section. Also included is additional demographic information which was collected and analyzed for the Market Assessment by (Zapotocky, October 1991). A copy of this report is included in Appendix A. 1 -106- 1 1 1' INI'OWALI RESIDENTIAL CO1 Final Environmental Impact Statej�{t• • 1 A. Existing Conditions I Since the 1960's, North Kona and South Kohala District have been the site for most of the major commercial and luxury resort development in the County. The Employment I patterns reflect a transition in the County's economy. In 1950, over half of the people in Kona listed their occupations as farmer, farm laborer, or farm manager. By 1980, only 8.2 percent listed their occupation as agriculture related. Tourism is now the primary ' revenue generator. The County of Hawai'i in general, and the North Kona and South Kohala Districts in I particular, have grown dramatically in recent years. Population growth has been fueled by the growth of tourism and the recent construction boom. While the spectacular levels of growth in the past few years are unlikely to continue, a strong long -term ' growth trend for the County of Hawai'i and the North Kona /South Kohala area, in particular, are forecast by State and County planners to continue. The resident population of North Kona and South Kohala has increased by 10 percent ' between 1970 and 1980 and 5.5 percent between 1980 and 1999. Ave. Annual Ave. Annual I Growth Rate Growth Rate 1970 (Percent) 1980 (Percent) 1990 I County of Hawai'i 63,385 3.8 92,028 2.7 120,317 North Kona /South Kohala 7,142 9.9 18,355 5.5 31,424 1 The Department of Business and Economic Development and Tourism (DBED -T) estimates that the County population will increase to 160,400 in the year 2000; 180,800 in the year 2005; and 206,100 in the year 2010. This represents an average overall increase of I almost 4,300 persons annually, or about 3.6 percent. This growth rate is comparable to the rate of population growth experienced by the County between 1970 and 1990. As in I the recent past, much of this growth is expected to be concentrated in the Noth Kona and South Kohala districts of the Big Island. The County of Hawai'i projects several different growth scenarios for the North I Kona /South Kohala area. If the sugar industry ended and there was modest expansion of the visitor industry, North Kona and South Kohala would grow at a collective rate of 3.6 percent, for a 2005 population of 53,500 persons. In the highest growth scenario, 1 assuming the supply of hotel rooms increases by 17,800 units plus the addition of condominium units, the study area is projected to have a population of 93,100 persons by the year 2005. This latter scenario represents a population growth rate of 7.5 percent, a ' rate comparable to what has been experienced over the past twenty years in these districts of the County. ' The ethnic composition of the population has shifted as dramatically as the population has increased. In the Kona area, Caucasians have become the majority of the 1 -107- 1 S INI'OWALI RESIDENTIAL CO NITY •Final Environmental Impact Stat nt• 1 population, and Hawaiians now comprise almost one - quarter of the whole. The population of ethnic Japanese, Chinese, and Filipino people have declined from their ' previous concentrations. The declining proportion of the ethnic Japanese is significant. A major shift has also occurred in education of residents (age 25 years or more) of West ' Hawai'i between the 1970 and 1980 Censuses. Most notably, there was an increase in the numbers of people attending college. The age composition of the Kona Coast population is generally the same as the County as a 'whole, with the majority of the population between the ages of 18 and 64. The trend from 1970 to 1980 was for the aging of the population. The proportion of young ' persons from 5 to 17 years old has declined and the population in the productive years of 18 to 64 has increased. The proportion of very young and the old have changed only a little. B. Anticipated Impacts ' The development of 900 to 1,100 residences within the proposed residential community could add approximately 1,670 full-time residents and 560 part-time residents by 2006. It is expected that approximately 25 percent of the residents will be part -time residents, in that many will be retired people who purchase a residence in the project as a second home, and others will purchase a residence as a vacation home. The buyers of homes for primary residence will include local executives, professionals, ' and small business owners. North Kona is a major employment center and Manini'owali is within an easy commute of their likely place of work in Kailua. Also some retirees from O'ahu who have accumulated equity in their homes may be attracted to sell and buy new homes for their retirement years at Manini'owali. The Manini'owali Residential Community is also likely to attract a large percentage of second home buyers. These second home buyers are particularly like to be out -of- state, ' or from another country. Overall, these residents are expected to be older than average for the County or North Kona area, with an average age of 55 years. The number of school -age children in the community's population is expected to be very small. An increase to the residential population may also result from in- migration necessary to fill permanent project - related jobs. The total number of permanent employees is expected to be approximately 120. Since the present unemployment rate is very low, most of these job positions are expected to be filled by persons migrating to the area from elsewhere to work, or filled by existing residents who leave their present positions to become employed on -site. In- migrant workers will be accompanied by household ' members, resulting in approximately 330 new residents added to the area's population. Workers employed at Manini'owali Residential Community and their families are expected to be an age, ethnicity, education, and household size which are similar to the ' State or County -wide distributions in these categories. By the time the project is fully built in 2006, the Manini'owali Residential Community , and its permanent employees and their families are projected to account for • - 108 - 1 INI'OWALI RESIDENTIAL COI.NITY ' a Final Environmental Impact State t• 1 approximately three percent of the projected population of the North Kona /South 1 Kohala area. C. Mitigative Measures 1 The project has been proposed in a manner consistent with the goals of the Office of State Planning (OSP) West Hawai'i Regional Plan. Urban expansion and the associated ' population in the section of West Hawaii will be focused at the Kaupulehu /Kona Village /Kuki'o Resort Node. Proposed in the context of these expected settlement , patterns, the Manini'owali Residential Community will be seen as a compatible ' extension of the resort node, both visually and in the type of residential community. 4.15.2 Lifestyles and Community Issues 1 A detailed study was conducted regarding the social impact of the project by Earthplan (October 1991) (Appendix N). Information from this report is summarized in this section. Earthplan conducted 50 interviews with people who live or work near the ' project site, are active in regional affairs, or whose services would be affected by the implementation of this project. Earthplan talked to people with a variety of interests and from different walks of life. These interests included members of the ' environmental and cultural organizations, ocean recreation groups, community organizations, public and social service organizations, and those affiliated with neighboring resorts. Also interviewed were people who could provide specific information about how the nearby shoreline is used. A. Existing Conditions 1 Lifestyles: The area's current lifestyle may be characterized as having primarily four components: (1) the agricultural /rural legacy, (2) the retirement communities, (3) resort ' workers, and (4) the growing executive /professional group. Nearly all residents of the North Kona /South Kohala area prize "country" living. People value the open ranges mauka and makai of the highway. They like being able to see no buildings while ' driving or while picnicking at a secluded beach. The diverse topography and vegetation enriches the experience of the natural setting - ranging from the shoreline, to the cinder cones; to the mountains. 1 Many people live in towns where all know each other, and where residents have felt part of a community for generations. The aloha spirit is alive and well in Kohala and ' Kona. People are sharing, kind, and protective of each other. Recreation, too, is considered part of the Kona way of life, whether it is picnicking at the beach, hiking along the coast, fishing, or participating in ball games, or playing at the playground. Swimming and sunbathing are the most popular beach activities. Water clarity in the nearshore waters is important, and fishing and other food - gathering activities is a way of life for many. 1 -109- 1 S INFOWALI RESIDENTIAL CO NITY •Final Environmental Impact Sta nt• 1 Overview of Preliminary Community Issues on the Project: Earthplan (October 1991) conducted 50 interviews with people who live or work near the project. The interviews were conducted for issue identification and analysis. Whereas social impacts are social changes which are likely to occur, social issues are reactions to community events, changes and problems. Issues change over time, as people's priorities and values change. A cross - section of interests were represented in the community interviews, including: (1) members of environmental and cultural organizations; (2) ocean recreation people; (3) members of community organizations and non - organization referrals; and (4) members of public or social service agencies. An overview of community issues (as of September 1991) is presented below. Non- project issues included community problems, such as the lack of adequate infrastructure, a shortage of recreational facilities, the influx of newcomers to the region, environmental problems, and the loss of cultural resources. Desires for the future include: funding for public improvements, control of development, enforcement of environmental laws, increase in political clout, and timely developer contributions. These issues are further clarified in Section 5.2 of the Social Impact Study by Earthplan, Appendix N. Positive issues relating to the Manini'owali Residential Community included: the proposed improvements for Kua Bay, the 1,000 -foot property setback from the shoreline, contiguity to the approved development node, open space nature of land plan, lack of hotels and minimized impact on public services due to project's level of residential pricing. Potential problems and concerns about the project included; cumulative regional impacts, golf course impacts, addition of new residents, exclusivity, visual impact, preservation of archaeological sites, and loss of seclusion at Kua Bay. B. Anticipated Impacts The Manini'owali Residential Community will, like the other development projects proposed and already approved in the region, will increase resort and business development, and provide additional resort residential units and affordable housing. By doing so, this project and others will supplement and continue the types of lifestyles mentioned above. This lifestyle impact may be seen as a logical one to those who have accepted the existing and projected growth. For those who wish to retain a rural or agricultural lifestyle, however, the Manini'owali project will make no contribution to this way of life. The proposed project will be compatible with the proposed uses in the adjacent developments. Although there would be some degree of competition among the developments, there will also be some complementary relationships. Residents of the project will probably patronize the nearby hotel restaurants, shopping areas, and resident- oriented facilities. The residents and guests at the Kaupulehu, Kona Village, and Kuki'o Resorts will benefit from the additional golf course, tennis courts, and other recreational facilities at Manini'owali. The area's housing supply will also be positively impacted by the proposed project. The on -site housing of the Maniniowali Residential Community represents a six percent increase over the existing housing count for the -110 - 1 t I INI'OWALI RESIDENTIAL CO ITY a inal Environmental Impact State t• . 1 North Kona /South Kohala area. Off -site, NKDG will either directly increase the supply ' of affordable residential units, or contribute funds as appropriate. The design and operation of the development is planned to complement the existing t country atmosphere of West Hawai'i. The intent is for the new project not to intrude on the existing community, but to blend into the surrounding area and become an integral part of West Hawaii. The varied recreational elements offered by the project at I the development's community center will add to the rural and recreational- oriented lifestyle of North Kona /South Kohala area. A new hard -paved two -lane road, part of which is located on the site and part adjacent to it on State -owned land, will add new I public access and scenic views (at no fee) to the Manini'owali Beach which has been until the present inaccessible except by way of a four -wheel drive vehicle, or a mile -long hike on foot. ' The overall affect of Manini'owali Residential Community on lifestyles in the North Kona /South Kohala area will be a continuation of the current housing development patterns and trends, and an enhancement of recreational opportunities and community 1 facility resources. This community will be designed to satisfy a somewhat lower end of the housing market, and because of its proximity to Kailua, provide opportunities . for more local buyers compared with neighboring resort developments. 4.15.3 Economic Activities and Employment I I This section includes a discussion of existing conditions, anticipated impacts, and proposed mitigative measures regarding the relationship of the project to economic activities and employment in the area. Zapotocky (October 1991) and Earthplan I (September 1991) contain analyses of economic conditions and employment. Information from these reports are summarized below. ' A. Existing Conditions Tourism is the major economic activity in North Kona and primarily centered in I Kailua. North Kona currently has twelve hotels for a total of 2,543 hotel units. In addition, 1,535 condominium units provide visitor accommodations. Seven hotels. with 3,049 units, 256 condo units, ten bed - and - breakfast units, and twelve apartment /hotel units provide visitor accommodations in South Kohala. ' Coffee production has been economically important, too, in North Kona. Agricultural activities in this district also include cattle ranching and the growing of fruit, macadamia I nuts, and vegetables. Cattle ranching uses most of the land in South Kohala; the headquarters for the Parker ranch is in Waimea. Waimea is also one of the most productive centers for vegetable crops on the island. ' Timber and fishing are small industries in Kona. The Kailua Harbor is considered a center for big -game fishing. Education and scientific research activities contribute 1 toward South Kohala's economy. 1 - 111 - 1 * INI'OWALI RESIDENTIAL CONITY Final Environmental Impact Sta a Approximately 72 percent of the residents in the North Kona /South Kohala area are part of Hawaii's work force (1980 Census) as compared to 61 . percent for the County residents as a whole. The State Department of Labor and Industrial Relations cites 2.9 and 2.8 percent for the two census tracts in North Kona in 1990. South Kohala had an unemployment rate of 3.4 percent. Both are lower than the County -wide rate of 3.8 1 percent. • Compared to Hawai'i County, North Kona and South Kohala were highly represented in service type occupations. North Kona had slightly more people in management and professional occupations than the County, and technical, sales, and administration were also favored in North Kona. Also, consistent with the predominant visitor industry, North Kona and South Kohala were highly represented in the personal, entertainment, and recreational industries. Though agriculture in North Kona has . given way to hotel /resort, recreational, and residential development, this trend has not been as prevalent in South Kohala. Ranching and agriculture are still important in South Kohala. As would be expected, the construction industry has flourished in the North Kona /South Kohala area, except during periods of economic downturns, such as the late 1970's. 1 ' B. Anticipated Impacts • It is estimated that personal income paid to Hawai'i residents due to development of the 1 project could be expected to amount to about $11.9 million per year during construction from 1994 through 2006. In the ensuing years, it could amount to $2.6 million per year, as construction activity subsides and operational employment demands increase. Visitors to, and residents of, the community would make direct expenditures for golf- related fees and rentals and for purchases of food, beverages, other goods and services. These expenditures would, in turn, require those establishments serving direct visitor demands to purchase goods and services from other establishments in the State. The latter expenditures are considered indirect effects of the original visitor expenditures. Induced expenditures are those made by employees and proprietors with income derived from establishments benefitting from these new direct and indirect expenditures. Direct and indirect types of employment opportunities can be expected to be created by the project. Direct employment effects would be those created by building construction and consumer expenditures generated by the project. The indirect effects would be realized through spending multipliers throughout the the State, as those people directly employed due to the project spend money for goods and services from individuals and businesses not supported by the project. Approximately 295 direct construction jobs will be created annually in the 12 -year build- out period, from 1994 through 2006 (Table 10). A total of 3,500 man -years of construction - related employment will be generated. More than 400 additional indirect jobs will be created, based upon the 1.4 multiplier used in the State's Input - Output • -112- 1 1 1 •INI'OWALI RESIDENTIAL COMITY •Final Environmental Impact Statement• 1 TABLE 10 1 PROJECTED DIRECT AND INDIRECT CONSTRUCTION AND OPERATIONAL EMPLOYMENT 1 CONSTRUCTION 1 PHASE ONGOING (12 YEARS) OPERATIONS 1 DIRECT EMPLOYMENT Golf Course, Clubhouse, and Infrastructure (a 295 75 Retail ( b ) - 20 1 Residential Management and Maintenance (c) - TOTAL DIRECT EMPLOYMENT 295 120 1 INDIRECT EMPLOYMENT Construction (1.4 multiplier) ( d) 413 Operations (0.5 mulitplier) — 60 1 TOTAL DIRECT AND INDIRECT/EMPLOYMENT 708 180 1 (a) Operational employment includes clubhouse, food and beverage, and retail facilities as well as course management and maintenance. 1 (b One employee for every 500 square feet of retail space 1 (c) One owners' association employee for every 40 residential units • (d) Based on the Hawaii State Department of Business and Economic Development, (DEED) Input- Output Model SOURCE: John Zapotocky (October 1991) 1. 1 1 - 113 - . 1 INI'OWALI RESIDENTIAL COJNITY •Final Environmental Impact Stat ent• q 1 model for construction jobs. Thus, a total of approximately 700 direct and indirect jobs is anticipated being generated as a result of building construction for the project. 1 The majority of direct operational employment at the development will occur in the golf - related facilities. The golf course and landscaped areas will create many jobs which ' are similar to some agricultural types of employment. Including the clubhouse, the golf course will employ approximately 75 people. The small commercial facilities are estimated to generate a total 20 jobs, and residential management and maintenance will generate approximately 25 jobs. Thus, the residential community is expected generate a total of about 120 full -time equivalent direct operational positions by completion in 2006. Also, it is estimated that an additional 60 jobs will be created indirectly based upon • the State's multiplier of 0.5. C. Mitigation Measures The impacts of the project on economic activities and employment will be beneficial to the area residents and businesses. Consequently, no mitigative measures are needed or recommended. 1 4.15.4 Government Revenues and Expenditures This section includes a discussion of existing conditions, anticipated impacts, and 1 proposed mitigative measures regarding the relationship of the project to State and County government revenues and expenditures. A Fiscal Impact Assessment has been prepared by Zapotocky (October 1991) has been prepared for the project which address these issues. Information from this report is summarized below, and the complete report is included in Appendix 1'. ' A. Existing Cnnditions The project site is currently vacant and NKDG currently pays approximately $33,500 per year in County property taxes. There are no current public expenditures being made for direct services to the site. B. Anticipated Impacts ' Development of the proposed residential community will bring additional tax revenues to the County and State governments. A comparison of projected public revenues and expenditures attributable to the project's development is given in Table 11. County government revenues would be principally in the form of real property taxes on the new facilities. Revenues to the State government would be composed principally of general and specific excise taxes and personal income taxes paid by new State residents and the general excise tax on sales revenues attributable to day visitors to the ' community. New residents and visitors attracted by the project would also necessitate additional ' expenditures of State and County public resources. Residents and day visitors will 1 -114 - 1 I 411•1INI'OWALI RESIDENTIAL COITITY •Final Environmental Impact Statement• ' ' TABLE 11 1 SUMMARY OF ESTIMATED STATE AND COUNTY FISCAL IMPACTS 1 STATE FISCAL IMPACT ESTIMATED V ALL JE (a) I Construction Phase Construction Activity $36.1 million I State Full Development Primary Residents (75% of residents) General Excise Tax .1.6 million 1 Income Tax Other 4.7 million 0.8 million Second Home Residents (25% of residents) General Excise Tax 0.4 million Income Tax 0.0 Other 0.0 Annual State Revenue Upon Full Development 7.3 million I Estimated Annual Expenditures ($1,736 per resident) 1.6 million Net State Annual Revenue $5.7 million I COUNTY FISCAL IMPACT County Full Development Property Taxes 1 Residential 6.0 million Golf Course 0.3 million Retail 0.03 million 1 Total Property Tax Revenue 6.3 million Other Revenue 0.8 million Annual County Revenue upon Full Development 7.1 million I Estimated Annual Expenditures ($730 per resident) 1.6 million Net County Annual Revenue $5.5 million ' (a) Numbers have been rounded SOURCE: John Zapotocky (July 1991) 1 1 1 -115- 1 'JINI'OWALI RESIDENTIAL COFNITY •Final Environmental Impact Sta t• 1 increase the average daily population of the area, requiring public expenditures in terms of public safety, maintenance of highways, health and sanitation, recreation, and special capital improvements. In- migrant residents would incur public costs in terms of public safety, maintenance of highways, recreational facilities and natural resources, health and sanitation measures, special capital improvements, education, retirement and pension ' funds, public welfare, and other government functions. Additional County revenues generated by the proposed project will amount to about 3.5 times the operating expenditures incurred by the County government after full development. Additional State revenues generated by the proposed project will also amount to about three and one -half times the operating expenditures incurred by the 1 State government. C. Mitigation Measures Future tax revenues that will be collected by the County and the State are expected to offset the costs of providing public services for this new community specific facility expansion requirements are being addressed for the provision of school facilities and fire protection. No additional mitigation measures are considered necessary with respect to government expenditures. 4.15.5 Housing 1 This section includes a discussion of existing conditions, anticipated impacts and proposed mitigative measures regarding housing. Findings of Zapotocky (October 1991) and Earthplan (October 1991) relevant to housing conditions are summarized below, and the complete reports are enclosed in Appendices A, ist and N. A. Existing Conditions The total stock of housing on the island of Hawaii has increased markedly in the past two decades,, from almost 19,000 in 1970 to over 50,000 in 1990. The,growth in units in the North Kona /South Kohala area has been even greater on a percentage basis due to the concentration of economic and population growth there. The total year -round housing units for North Kona in 1980 (6,894 units) was 3.5 times the 1970 supply; in South Kohala, the 1980 housing supply of 1,960 `units was 2.5 times the 1970 count. Because of the tremendous growth in recent years, the housing stock is, for the large part, relatively new. Despite the tremendous growth in housing in the North Kona /South Kohala area, there still exists a housing shortage in West Hawai'i. The tightness of the present housing market is demonstrated by a rental vacancy rate of only one percent in the Kona area. The supply is inadequate to meet the existing and future needs of the expanding resort areas. The inadequate supply is due to high land costs, the presence of many resort and high -priced market units, and pent -up demand for affordable housing. High prices and a lack of available units help to explain why there appears to be widespread overcrowding and house sharing in the study area. 1 -116- IlikINI RESIDENTIAL COM ITY ' , a inal Environmental Impact State • 1 I The demand for housing has been influenced by several factors. Among them is the trend of decreasing household sizes at national, State, and County -wide levels. The County's average household size has decreased from 3.61 persons /household in 1970 to ' 3.09 persons /household in1980. These changes are being driven by the aging population, the change in lifestyle, and a variety of other reasons. Other factors affecting housing in the North Kona /South Kohala area include economic cycles, inflation, and 1 financing. Of particular importance in the project area is the second home and vacation home market. I The area has grown more affluent generally as evidenced by the fact that home- ownership increased from 1970 and 1980, and the proportion of renter - occupied units has fallen. In North Kona, the percentage of renter - occupied units decreased from 55 I percent to 45 percent, in South Kohala, from 51 to 41 percent. The median rents in 1980 were higher in the study area than in Hawai'i County. For North Kona, the median monthly rent was $331, and South Kohala's was $307. Both were much higher than Hawaii County's $223 median monthly rent. I As of 1990, there were 1,224 government controlled units, or about 2.5 percent of the housing stock. While this figure may to grow modestly in coming years, there is ' nevertheless substantial government participation in housing development with the planned County Waikoloa and and State Kealakehe housing projects. The Kealakehe Planned Community being developed by the State's Housing Finance and Development I Corporation (HFDC) is being planned as fourteen villages containing a total of approximately 4,200 residential units, 60 percent of which will be designated affordable. ' B. Anticipated Imparts Future demand for housing is expected to be affected by existing shortages, population I growth, future household sizes, desired vacancy factors, and affordability of the product to the persons needing the housing. The estimated need in West Hawai'i is for 1,475 units per year, consisting of a demand for resort use of 500 units per year and permanent I resident use of 975 units per year. Of the permanent housing need, 680 affordable units per year are needed (49 percent of total housing unit demand, or 72 percent of the permanent housing). The Manini'owali Residential Community will involve the creation of approximately 80 to 100 units per year for a total of 900 to 1,100 new I residential units upon project completion 12 years after commencement (beginning in 1994 and ending in the year 2006). The proposed project will help meet a significant part of this presently unmet need. I The Maniniowali Residential Community will add approximately 150 very low density ' single - family, 550 low density single - family, and 300 multi - family units to the study area's housing supply. These units will be priced from $500,000 to over $1 million for the resort market. Approximately 75 percent of the residences are expected to be occupied full -time by permanent residents. About 25 percent of the residences will be ' second homes, of which approximately 40 percent will be permanently occupied. Some 1 -117- 1 411 4INFOWALI RESIDENTIAL CO NITY F inal Environmental Impact State t• u 1 owners of residences at Manini'owali will be retired people who purchase a residence as a second home, and others who purchase a residence as a vacation home. Some employees of the Manini'owali Residential Community will likely move into the North Kona /South Kohala area, attracted by the jobs created by this project. Lower- priced, affordable residences are needed to house these employees and their families. C. Mitigative Measures Affordable Housing: Determining the project's affordable housing requirement is an ongoing process, one which will continue throughout the land use approval • proceedings. The process for determining these requirements is designed to ensure that new developments provide a fair share of affordable residences. Hence, regardless of the quantity or location of the affordable housing, project impacts will likely be an overall 'positive one because the supply will be increased. NKDG will provide or contribute towards the development of affordable housing in this region, upon the satisfactory receipt of appropriate State and County agencies. 4.16 INFRASTRUCTURE The existing conditions of the public infrastructure and services and potential impacts of ' the project are identified in this section. This information has been provided primarily by the civil engineering consultant, Park Engineering (October 1991). Their report is ' included in its entirety in Appendix B. 4.16.1 Roadways A. Existing Conditions The major roadway providing access to Manini'owali is Queen Ka'ahumanu Highway. ' Queen Ka'ahumanu Highway is a two -lane, Class I, State Highway, designed for a 70- mile per hour vehicle speed. It is a limited access highway within a 300 -foot right -of- ' way. Dedicated in 1975, the highway extends 38 miles along the North Kona and South Kohala coast from Kawaihae to Kailua -Kona. An unimproved dirt road, normally passable only by 4 -wheel drive vehicles, presently provides access to the interior of the t project site to the Kua Bay area. B. Anticipated Impacts The State Department of Transportation (State DOT) is planning the expansion of the ' Queen Kaahumanu Highway to a four -lane highway with a system of interchanges and service roads. The proposed project will be required to modify its access in the future to connect to the improved Queen Ka'ahumanu Highway. Until that time, a proposed at- grade intersection at the project entrance and the highway will create some traffic impacts. Additional information concerning anticipated traffic impacts is presented in , - 118 - ' 1 INI'OWALI RESIDENTIAL CO ' erFinal Environmental Impact State t• ITY 4 9 ' i, Section 4.11. Improvements required to establish the new intersection will be made by ,. NKDG with the approval of the State. Interior roadways of the residential development will have a minimum right -of -way of. 24 feet and a minimum pavement width of 18 feet. Street dimensions, pavement, shoulder, Swale, and sidewalk materials and thicknesses will be as specified in the Standard Details for Public Works Construction. All work related to excavating and ' grading of the road prism (section of road between right -of -way lines and including cut or fill slope sections outside of the normal right -of -way lines) will conform to the requirements of Section 12 of the Standard Details for Public Works Construction. These roadways will not be dedicated to the County, and will remain under private ownership and maintenance. According to conditions of the land exchange, NKDG will construct a public roadway to ' the Kua Bay area and the new public park facilities upon development of the subject parcel. The proposed route for the shoreline access follows part of the route of the existing jeep trail on State land at Awake'e, passing north of Pu'u Kuili, and extending ' inside the southern boundary of the NKDG property, then turning north on State land towards Kua Bay. This NKDG proposed route is only a proposed access route, and will need to be approved by the appropriate State and County agencies. This road will be 1 dedicated as a public roadway. C. Mitigative Measures Proposed acceleration and deceleration lanes on Queen Ka'ahumanu Highway and left turn storage lanes on both the highway and the project entrance at the proposed ' intersection will help maintain the efficiency of through - traffic flow, as well as ensuring greater safety for vehicles making turns. ' 4.16.2 Potable and Brackish Water A. Existing Conditions 1 The County of Hawaii has water systems to the Ke -ahole Airport, approximately six miles south of the subject parcel. The mauka water system is to be extended to the southern boundary of the Hu'ehu'e Ranch. Current County water commitments exceed ' availability and transmission line capacity. New private wells are proposed at the 1,500 to 1,800 feet msl elevation for the resort developments within the Kuki'o /Kaupulehu resort node. 1 The Keauhou and Kiholo aquifer systems have an estimated 38 million gallons per day (mgd) and 14 mgd sustainable yield, for a total sector yield of 52 mgd. The existing ' demand for water from the Kiholo aquifer system, in which the project site is located, is approximately 5.41 mgd or 39 percent of the estimated sustainable capacity. 1 1 -119- 1 • *Fina RESIDENTIAL CONITY ' Final Environmental Impact State t• ! - 1 B. Anticipated Impacts A dual water system will supply both potable and non - potable water to residences, the ' golf clubhouse and maintenance facility, tennis center and the on -site park areas. Non - potable, brackish water will be used for irrigation of the golf course and common landscaped areas. The golf course will use treated wastewater effluent from the residential community and golf course facilities mixed with brackish water pumped from nearby wells; the common landscaped areas around residential sections will be irrigated with brackish water alone. The project has a calculated average daily demand of 0.43 million gallons per day (mpd) for potable water, and average daily demand of 0.96 mgd of non - potable water for irrigation, part of which will be recycled wastewater (0.29 mgd) and R.O. by-product water (0.43 mgd). The total maximum daily demand of potable and non - potable water amounts to approximately 1.1 mgd. Potable and non - potable water supply development for the project is described in Sections 2.1.9, 2.1.10, and 4.5. C. Mitigative Measures There are several mitigative measures that will be implemented to minimize the 1 impact on water supply infrastructure, as listed below. Off -Site Water Facilities Construction: Mitigation of nuisances during construction of off -site water transmission facilities such as dust, noise, and traffic disturbances will be accomplished by use of wind breaks and watering to reduce dust; and observance of 1 approved traffic control plans. Private Water Source Development and Desalinization Plant: The dual water system ' developed to supply the project will not adversely affect the existing or proposed County infrastructure for water supply. Desalinization of brackish water will help conserve potable water in the region. 4.16.3 Wastewater ' A. Existing Conditions • 1 Manini'owali is not within reasonable range of an existing public sewer system. The closest public sewerage system is a small 0.04 mgd package treatment plant maintained t by the State of Hawaii at the Keahole Airport to serve airport operations. A new County wastewater treatment facility with a design capacity of 2.8 mgd is currently being designed for a site near the Honokohau Harbor approximately 10 miles from the project site. This plant is intended to replace the Kailua -Kona Treatment Plant, servicing the Kailua -Kona area and limited sections of Ali'i Drive. Private wastewater treatment plants are also proposed for the Kaupulehu and Kuki'o resorts. ' -120- 1 1 INI'OWALI RESIDENTIAL COMIT • 9 final Environmental Impact Stateillft• B. Anticipated Impacts ' There will be no impact on municipal wastewater infrastructure as a result of this project because wastewater will be treated and disposed through private on -site facilities. Wastewater treatment facilities for the proposed development are described in Sections 2.1.8. C. Mitigative Measures Because public wastewater facilities will not be affected by this project, there will be no mitigative measures required for public facilities. Back -up measures will be provided for on -site facilities. Back -up Features for Wastewater Treatment and Disposal: Back -up measures will be 1 taken with wastewater treatment and disposal facilities to ensure the safety and environmental sanctity of the community in the case of a mechanical or electrical failure. The following are the safeguards proposed for the wastewater treatment facility 1 and sewage pumping stations: • Odor control measures are not expected to be needed however, contingency ' provisions will be included in the design and the budget to incorporate odor abatement facilities, should the need arise. • Stand -by power will be provided to each sewage pumping station and the Wastewater Treatment Facility in case of electrical power outage. (Depending on location, some sewage pumping stations may share generators.) ' • Storage vaults will be used for wastewater overflow and storage. • Alarms and telemetering will be installed to provide warnings to indicate high /low liquid level conditions, equipment malfunction and other emergency conditions. Signals will be transferred through telephone lines by telemetry to the homes of key ' maintenance personnel as an additional safety measure during non - working hours. • Alarms will be installed at each pump station indicating high /low liquid level conditions, equipment malfunction, and other emergency conditions. ' • Pump stations, and the treatment facilities will be fenced to restrict public access. Additionally, these facilities will be landscaped or otherwise shielded from direct ' view. • Effluent reuse facilities, including piping and appurtenances, in areas subject to ' public access will have warning signs that irrigation water is not fit for consumption. Piping and appurtenances will be labeled to distinguish the product as reclaimed sewage effluent. 1 -121- , � INI'OWAL NI •Final Environmental RESIDENTI Impact State COI t TY • t 1 The effluent will be tested to meet criteria stated in the proposed Hawai'i Administrative Rules, Title 11, Department of Health, Chapter 62, Wastewater Systems. The irrigation ponds will be designed to accommodate ample storage for treated effluent during periods of high precipitation. 4.16.4 Drainage Facilities A. Existing Conditions The geologic formation in the project area is generally comprised of highly permeable • rocks of the Hualalai volcanic series, the last active flow of which occurred in 1800 -1801. This highly permeable formation lacks definitive drainage ways, indicating that surface runoff is virtually non - existent. Drainage areas mauka of the Highway and immediately above the NKDG site were designated in a 1971 drainage study for the planning and design of the Queen Ka'ahumanu Highway. Drainage Basins 3A, 3B, and 3C are located here, to control runoff rates of 80, 210, and 50 cubic feet per second respectively. Based on this analysis, three pipe culverts were installed under the Highway mauka of Manini owali to accommodate discharge of peak storm runoff. B. Anticipated Impacts and.Mitigative Measures An increase in storm water runoff will be created on -site by the development of paved areas and roofs, which will be controlled on -site. No impact on municipal drainage ' facilities will result from the project, and hence no mitigative measures are proposed. Details regarding potential drainage impacts are discussed in Section 4.4.1. The proposed project will provide the necessary drainage facilities required for the access roadway connecting to the Queen Ka'ahumanu Highway. 4.16.5 Solid Waste Disposal 1 • A. Existing Conditions It is estimated in the West Hawai'i Regional Plan that for the next three to four years, the requirements for solid waste disposal can be met by the County sanitary landfill at Kealakehe in Kailua. When this municipal landfill reaches its capacity, a new landfill site proposed for Pu'uanahulu is planned to be opened in 1993. The Pu'uanahulu landfill is expected to serve the needs of the area for many years. Solid waste generated at the project will be hauled by a private contractor to the new landfill site. • B. Anticipated Impacts The proposed project will generate approximately seven tons per day of solid waste. The new landfill site will receive these wastes, creating a small impact on future landfill capacity. The air quality impacts associated with solid waste disposal are discussed in Section 4.13. 1 -122- 1101INPOWALI RESIDENTIAL COM ITY • 9 inal Environmental Impact State r• Mitigative Measures ' C. Recycling: Cleared trees that cannot be preserved on -site will be mulched for re -use within the project. Separation of garbage, or other island -wide programs for recycling, ' will be supported by NKDG in the operation of community facilities. Solid Waste Disposal: It is expected that County revenues derived from the completed project will be sufficient to finance the project's fair share of the cost for major capital improvements, such as solid waste disposal facilities. 4.16.6 Electrical Power ' A. Existing Conditions Existing electrical service in the surrounding area is provided by Hawai'i Electric Light Company ( HELCO) via a 69 -KV overhead transmission line located approximately 3,000 1 feet mauka of Queen Ka'ahumanu Highway. HELCO is currently planning to install . a new Switching Station at Po'opo'omino in 1993, within the area of the proposed project. This Switching Station will serve the approved resorts at Kaupulehu and have the ' capability to be upgraded to serve the proposed Manini owali Residential Community. Therefore, new transmission lines and easements to connect to the existing 69 KV line will not be required. In recent years, there have been periodic brownouts and blackouts on the Big Island. HELCO is planning the development of new island -wide power generating and ' distribution facilities to maintain the demands of present growth. To prevent further rolling blackouts of distribution circuits, HELCO plans to install a 20.8 megawatts combustion turbine in Puna in 1992 and another 20.8 megawatt combustion turbine in ' West Hawai'i in 1994. B. Anticipated Impacts The proposed project will be connected to the HELCO transmission lines. The project could require an electrical demand of approximately 4.215 megawatts. The electrical ' distribution system will require the appropriate off -site and on -site utility easements, separate transformers and off -site transmission facilities, including switchgear to support the project. NKDG will participate in paying for the necessary improvements to ' provide its project with electrical energy. The project is not expected to adversely affect the regional or island power supply due to the timing of project implementation and HELCO's development of additional power generation combustion turbines. The air quality impacts associated with HELCO electrical power generation are discussed 1 in Section 4.13. ' -123- ' t IN'OWi RESIDENTIAL C01 NITY • I Environ I mpac t Sta t• 1 C Mitigative Measures Energy efficient and conservation features suitable to reduce the peak electrical demand 1 will be designed into the project. Energy conservation measures will be designed into the project where feasible. These will include the use of energy efficient light sources, daylighting design, energy efficient pumps, and scheduling use of industrial loads during off -peak hours, whenever possible. Solar energy use and heat exchanger units for portions of the project are also being considered. NKDG will coordinate it's subsequent development planning efforts with HELCO's planning efforts to supply power to the area. NKDG will participate in providing necessary improvements to the electrical distribution system required to serve its development at Manini owali. 4.16.7 Telephone ', A. Existing Conditions Telephone service to the surrounding area is provided by Hawaiian Telephone Company. They share the same utility corridor with HELCO facilities. B. Anticipated Impacts and Mitigative Me. sores 1 Telephone service will be supplied to the project utilizing HELCO poles or by sharing direct burial trenches and concrete encased ducts for electric lines. No mitigative measures are necessary or proposed. 4.17 ' PUBLIC SERVICES 4.17.1 Postal Service 1 A. Existing Conditions A total of 33 post offices and stations are located around the island. The Federal post office nearest to the project area is located in Kailua -Kona. B. atticipated Imparts and Mitigative Measures • This public service will be slightly affected by the additional mail generated and received by project residents. No mitigative measures are necessary or proposed. 1 1 - 124 - 1 INI'OWALI RESIDENTIAL COM ITY ' • • inal Environmental Impact State r• 4.17.2 Police A. Existing Conditions Police protection for North Kona is provided by the Hawai'i County Police Department from its new regional headquarters in Kealakehe, about seven miles south of Manini'owali. 1 B. Anticipated Impacts t The Manini'owali Residential Community will increase the population and therefore increase the demand for police protection services. The new residential development will be served, by a private security force, thus eliminating the need for expanded patrols ' by County police onto the project. Police will be called to the site only under emergency conditions. The project is envisioned as a gated community and visitors will be monitored by the security force. C. Mitigative Measures Tax revenues generated by the project should more than cover the costs of additional 1 police services attributable to the development (Zapotocky, October 1991). 4.17.3 Fire ' A. Existing Conditions ' The Hawai'i County Fire Department would provide fire protection services to Manini'owali out of the Kailua -Kona station, with an approximate response time of 15 minutes. The Kailua -Kona Station is located on Palani Road above the Queen ' Ka'ahumanu intersection approximately 12 miles from the project site. It is presently composed of one engine company, one ladder company, one tanker, a medical unit and a rescue boat. The current staff is 33 firefighters operating in three shifts. The ladder ' truck, as well as the rescue boat, may be relocated along with 15 personnel to a tentatively planned Keauhou Fire Station. A crash /rescue unit is maintained by the State Airports Division at the Ke -ahole Airport; however, the equipment and personnel ' are restricted to airport emergencies. B. ' Anticipated Imparts The proposed project will increase the demand for fire fighting capabilities in the area. However, tax revenues generated by the project should more than cover the cost of additional services required of the fire station attributable to the development 1 ( Zapotocky, July 1991). 1 1 -125- ' J INI'OWALI RESIDENTIAL CO? NITY •F inal Environmental Impact State nt• 1 C. Mitigative Measures Water lines and storage with adequate fire fighting capacity will be installed by the 1 applicant within the project. The location of fire hydrants will be reviewed and approved by the Department of Water Supply and the Fire Department. ' Buildings and facilities within the project will be designed with adequate attention to the principles of fire safety, and will also be built to follow necessary County fire ' protection standards. Safety precaution measures, such as the installation of sprinkler systems and smoke detectors in buildings, will also be undertaken where required by the building code. 4.17.4 Health Care Services A. Existing Conditions 1 Emergency ambulance service is provided by the State Department of Health. Advanced life support ambulance units are located at the Lucy- Henriques Medical Center in ' Waimea, the Kailua -Kona Fire Station, the South Kohala Fire Station in Wai and at the Captain Cook Fire Station. The Kailua -Kona Fire Station is presently equipped for off -shore emergencies, however, the rescue boat may be moved to a tentatively planned Keauhou Fire Station. The Kona Hospital, operated by the State Department of Health and the nearest to the project site, has 61 licensed beds, 44 of which are for acute care. The hospital also houses ' a basic life support ambulance unit. Currently Kona Hospital is undergoing Phase 1 of renovations, which include a new wing for operating rooms and surgery, a new coronary intensive care unit, and physical and occupational therapy facilities. Phase 2 includes a new wing for administration and laboratory work, renovation of the existing services, and an increase in floor space for support services. In the long range scheme, the hospital system for the northern and western portions of Hawaii island is being planned for major changes. The North Hawai'i Community Hospital (NHCH) is a 50 -bed facility to be located in Waimea adjacent to the Lucy Henriques Medical Center. It is scheduled to begin operations in 1994, and will replace the 27 licensed beds located in Honoka'a. The West Hawai'i Regional Health Center (WHRHC) will be near the project site in the Keahole area of North Kona. It would contain 120 beds, of which 90 would be for acute care and 30 would be swing beds. The WHRHC would eventually replace the acute care services at Kona Hospital; the latter would continue to provide emergency services and its acute care beds would be converted to long -term care and specialty care beds. B. Anticipated Impacts 1 The project will place a small additional demand on emergency health care services due to the added population. The proposed project could also add to the number of patients treated at Kona Hospital due to the expanded population that will be located in the -126- 1 1 • INI'OWALI RESIDENTIAL CO ITY • g Final Environmental Impact Stat t• service area. The schedule for development of this residential project fits with the timing of the planned hospital expansion and construction projects. C. Mitigative Measures 1 Tax revenues generated by the project should more than cover the cost of additional emergency health care and hospital services attributable to the development (Zapotocky, ' June 1991). 4.17.5 Schools 1 A. Existing Conditions The North Kona District is serviced by three public schools and two private schools. The ' major public high school for the region, Konawaena, is located in Captain Cook, south of Kailua -Kona. Manini'owali would be serviced by Kealakehe Elementary (K -5), Kealakehe Intermediate (6-8), and Konawaena High School (9 -12). These school are all operating beyond capacity. New schools are being proposed for West Hawaii. Two new schools are being planned for the area. A new Konawaena Elementary School ' on a ten -acre site one -half mile south of the existing Konawaena intersection. The school is planned to open in 1993. Land aquistion problems may delay or alter these plans. A new high school is being planned on a 45 -acre site in the Kealakehe Planned ' Community with operations to begin by the 1995 -1996 school year. B. Anticipated Impacts 1 The number of school children associated with the project is expected to be low due to the second -home and retirement home emphasis of the project, and the relatively high anticipated age of permanent residents. The State Department of Education (DOE) has made its own assessment of potential school age children generated by the project. Based upon an an assumption of an average of 1,000 single and multi - family residential units to be built on the project site, DOE estimates that 135 students would be added to 1 local schools. This is a reduction from the DOE's earlier estimate of 220 students. The project will likely generate much fewer students due to the large number of retirement - age and second -home buyers. C. Mitigative Measures ' A portion of projected State tax revenues generated by this project will be allocated to education, which should defray additional operational expenses (Zapotocky, October 1991). The actual number of residential units built and the number of school children ' attending school will be determined at a later stage in project planning. NKDG intends to discuss with DOE its fair share contribution. 1 • -127- ' INI'OWALI RESIDENTIAL CO? NITY ' •Final Environmental Impact Stat t• 1 4.17.6 Recreational Facilities • A. Existing Conditions 1 Recreational facilities in North Kona include a golf course, beaches, small boat harbors, historic sites, hunting areas and other amenities and attractions. The district has three County beach parks (Kahalu'u, Pahoehoe, and White Sands), the Old Kona Airport State Park, and the Hulihe'e Palace State Monument. Throughout the district are numerous ' historic sites, including fishponds, trails, heiau and historic buildings. The U. S. Army Corps of Engineers has established wetlands at Honokahau and Kiholo Bay. Several hiking trails are also available in the North Kona District. Bikeways are proposed throughout most of the district. The Na Ala Hele Advisory Committee's Ala Kahakai trail from Kawaihae to Keahole Point is planned to extend through the State -owned coastal portion of Manini'owali. • B. Anticipated Impacts 1 Development of the Manini'owali Residential Community will create new recreational and park facilities on -site for its residents and visitors. These facilities include an 18- '' hole golf course, golf driving range, tennis center, small swimming pool and a park. In addition, historic trails on the property will be accessible by the public. These trails will connect the coastal trail along a mauka -makai route to the cinder cone pu 'u preservation area. Jogging paths and bike lanes are also being considered as part of the concept plan. The proposed golf course will help reduce the existing shortage of golf facilities, as substantiated in the Market Assessment for the project. The recreational facilities of the golf course, the tennis center, and the clubhouse complex will be open to the public at special kama'aina rates. Thus, the Manini'owali Residential Community will positively impact recreational opportunities for the area's population. Also, area ocean and beach recreation enthusiasts will benefit from the development of • the new shoreline park at Kua Bay, for which NKDG will make significant contributions, or develop itself if the project proceeds as planned. Separate planning studies will be the responsibility of the DLNR State Parks Division. NKDG has initiated a planning process in coordination with the Division of State Parks by sponsoring an Coastline /Nearshore Recreation Workshop in Kona. An improved, access road, bathroom facilities and parking area are planned to be developed. Manini'owali Beach (located at the head of Kua Bay) is one of the few significant white sand beaches in West Hawaii. Manini'owali Beach attracts or allows for boating, bodysurfing and bodyboarding, camping; fishing, hiking, kayaking and canoeing, skimboarding, snorkling and scuba diving, swimming, and sunbathing. Beach park development will generally have positive impacts. Restroom facilities and a litter disposal system will • ' eliminate the present sanitation and litter problems. It is anticipated that paved pedestrian paths, roads, and parking lots will minimize the current destruction of natural terrain by four -wheel drive vehicles driving off the access road. Opening up the ' beach to more people may also present some new problems: The increase in numbers of -128- 1 • 1 ' NI'OWALI RESIDENTIAL COM ITY Fi L 9 nal Environmental Impact State r• swimmers, bodysurfers, and bodyboarders, many of whom will be tourists unfamiliar ' with the ocean, may endanger themselves during medium and high surf conditions. Increasing ocean user densities will lead to conflicts between users. Increased boating also has the potential of damaging coral reefs at Puialoa and Paiha Points. Based upon the size of the beach and park guideline standards, Manini'owali Beach should be able to accommodate 400 or more sunbathers (the low- density carrying capacity guideline). This is consistent with usage patterns at White Sands Beach Park on Ali'i Drive in Kailua -Kona. ' Existing recreational facilities in the area may also be affected by the development of residences at the project. Approximately 2,230 full -time residents will live at the project at full occupancy. Besides using the new facilities for recreation at the project, these ' residents will utilize public beaches and parks in the area. The project will have no direct vehicle access to the park. The addition of these people is not expected to create a burden on these beach park facilities. The primary recreational interest of the residents is likely to be satisfied by the new facilities within the development. It is expected that some residents will enjoy the use of hiking trails and Kua Bay on the State -owned makai portion of Manini'owali. 1 : C. Mitigative Measures Overall, the project will have a positive effect on the availability of recreational opportunities in West Hawaii. The State's proposed Wilderness Park from Keahole to Manini'owali is planned to include campgrounds, hiking trails and swimming beaches. NKDG will participate in the development of park facilities at Kua Bay and provide an improved access roadway as described in Section 2. 1 ' 4.18 CUMULATIVE IMPACTS Cumulative impacts are those associated with existing, approved, and reasonably ' anticipated future projects producing related or additive impacts. For most of the environmental effects of the proposed project, a reasonable list of "cumulative" or "related" projects would include existing, approved, and proposed infrastructure or development projects in the vicinity of the proposed project, and primarily those development projects having potentially additive effects on the area's environment and infrastructure systems serving the area. 1 There are several projects which have some approvals, or are under construction, which could generate cumulative effects on the environment in the direct vicinity of the project site. The developments in the Kaupulehu /Kuki'o resort node are in this category, including the Kona Village Resort, Kuki'o, and Kaupulehu. Other resorts are also planned in the West Hawaii region and may occur independent of the Manini'owali Residential Community. Below is a compilation of major existing and proposed resort, residential, and commercial /industrial developments at, or in the vicinity of, the Office of State Planning designated Resort Destination Nodes. 1 - 129 - 1 >INI'OWALI RESIDENTIAL CO ITY F inal Environmental Impact State t• 0 • 1 Mauna Kea Node: The Mauna Kea Beach Resort presently has 310 existing hotel units. Its developer is proposing to build an additional 250 resort /residential units. This project has obtained State Land Use Commission (LUC) approval for development. The South Kohala Resort is a new, proposed resort with 350 hotel and 450 resort/ residential units. This project has also obtained State Land Use Commission (LUC) approval for development. Nansay Hawai'i is 'the developer of two projects in the South Kohala area. The Puako Residential Golf Community will feature six golf courses on 3,000 acres at Waikoloa. The community will contain over 2,000 market -priced single- and multi- family.units, a golf academy, and a commercial center. Nansay was selected by Hawai'i County as the master developer of 1,200 affordable homes, commercial uses, a park, and schools on 165 acres in Waikoloa; however, recent economic events have caused Nansay to reconsider and backdown from this development. Mauna Lani/Waikoloa Node: • The Mauna Lani Bay Hotel has 351 existing hotel units and 92 existing resort/ residential 1 units. It is proposing to build an additional 1,000 hotel units and 1,948 resort /residential units. This project has received State LUC approval. The Ritz - Carlton is a new, 650 -room hotel. The Waikoloa Beach Resort is an existing resort with 543 hotel rooms and 117 resort /residential units. An additional 1,197 hotel units and 2,863 resort /residential units are proposed, all of which have been approved by the State LUC. • The Hyatt Regency Waikoloa has 1,260 existing hotel units; it is not presently proposing any additional units. Waikoloa Highlands is a proposed 761 -acre development adjacent to and mauka of the existing Waikoloa Village. Rezoning for the project permits an 18 -hole golf course and 400 one- and two -acre house lots. Kaupulehu /Kona Village /Kuki'o Resort Node: The Kona 'Village Resort has 125 existing hotel units and 25 additional units are proposed. This project has received State LUC approval. The Kaupulehu Resort is a new, proposed resort with 600 resort /residential units and 900 hotel units planned. The hotel and a golf course are currently under construction. All units in this project have received State LUC approval. -130 - 1 t INI'OWALI RESIDENTIAL COM ITY A, 4 inal Environmental Impact State• • ` The Kuki'o Resort is also a new, proposed resort planned by Hu'ehu'e Ranch, to I accommodate 1,350 hotel units and 1,958 resort /residential units. One of its two golf courses is presently in the design stage; a 350 -unit hotel has received SMA permit. All proposed units have received State LUC approval. 1 A Veterans Cemetery is being considered for Pu'u'o'o, which is mauka of the Manini owali Residential Community project site. A two- to three- acre site is under I consideration. Keahole - Keauhou Node: 1 At O'oma II, which is south of Ke -ahole Airport, Kahala Capital Corporation wants to develop 600 hotel rooms, a s area, a golf course, an office /industrial park, and a "sea -space center." The project is currently seeking Urban designation from the State 1 LUC. Kohanaiki Resort is just south of O'oma II, near the Kaloko- Honokohau National Park. ' This project includes 1,250 hotel units, a golf course, 300 multi - family residential units, and 380 single - family residential units. The project's developer, Nansay Hawaii, has received a Special Management Area (SMA) use permit, but this permit is currently 1 being contested by community groups. The Kailua -Kona Resort presently has 1,294 hotel units and 1,511 resort /residential I units. It is proposing an additional 200 hotel rooms and 200 resort /residential units. This project has received State LUC approval. I The Keauhou Resort presently has 1,291 hotel units and 448 resort /residential units. Its developer is proposing to develop 1,285 new hotel rooms and 2,703 resort /residential units. This project has also received State LUC approval. ' Kohanaiki Mauka is a proposed development on 70 acres by Kama'aina Eight Partnership. The project includes developing light industrial and commercial lots mauka of Queen Ka'ahumanu Highway about five miles north of Kailua -Kona. ' Pu'uhonua is a proposed new community by HASEKO to be located mauka of the Ke- ahole Airport and south of the Kona Palisades subdivision. The project includes single- !' family residential lots, townhouses, a neighborhood commercial center, and a two -acre park. Sixty percent of the residential units will be affordable. ' The State Housing Finance and Development Corporation (HFDC) has begun to develop the Kealakehe Planned Community. This community is planned as a support community to primarily house employees of the resort destination nodes. Fourteen ' villages in the community will contain a total of 4,158 residential units. Sixty percent of these units will be affordable. This project also includes a public golf course, three parks, two natural preserves, an elementary school, and a high school, as well as sites for 1 churches and day care centers, and commercial areas. 1 -131 - 1 INI'OWALI RESIDENTIAL CO ITY Final Environmental Impact State t• T 1 The Queen Liliuokalani Trust proposes to develop a business district makai of the Queen Ka'ahumanu Highway and just north of Kailua -Kona. Plans for Keahuolu include a proposed hospital, hotel, government center, office buildings, light industrial space, and a 145 -acre regional shopping center. The project site recently received Urban designation from the State LUC. There is no guarantee that any or all of these projects will be built as proposed. The West Hawai'i Regional Plan, for instance, assumes about half as many resort residential • units and about two - thirds as many hotel units will be built by the year 2005 as the numbers proposed by individual developers. The following is an analysis of potential cumulative impacts of the Manini'owali project, considering the fact that additional development will likely occur in some portions of the West Hawaii region in the foreseeable future. Land Use Character: Portions of the West Hawai'i coast are undergoing a gradual land use change from the open space provided by lava fields to resort or urban - related land '' ' uses. The Manini'owali Residential Community, although largely residential, golf course, and community facility oriented, would contribute to this cumulative land use transformation. Ocean Water Quality: The proposed project, located approximately 1,000 feet from the ' shoreline, will not create adverse ocean water quality impacts because extensive measures will be implemented to control erosion, storm water, and chemical use on the site. Wastewater effluent will be disposed on -site through an ecologically sensitive method which will not impact ocean water quality. Other developments in the area will ' be required to follow standard practices for construction site erosion control, and some developers may choose to follow a similar program of strict controls on their sites. Ocean water quality will be monitored periodically for evidence of degradation. If these types of ecologically sensitive measures are followed at other projects in the area (as they are encouraged and /or required to do by various State and County government ' agencies) and no ocean outfall is created to serve the region, ocean water quality should remain at current quality levels. Potable Water: Manini'owali will create a small additional demand for potable water which is within the sustainable capacity of the Hualalai Aquifer System. NKDG will develop it's required potable and non - potable water supplies by desalting brackish water from off -site wells with the approval of the State .Commission on Water Resources. Other future projects proposed for West Hawai'i will also require potable water. Additional source development will be necessary to draw water for future projects. Traffic: The Manini'owali Residential Community will add to the area traffic, but this 1 addition will represent only a small portion of the 2006 traffic volumes. Future development and population growth in the area of Manini'owali is expected to increase traffic volumes by 1.81 times on Queen Ka'ahumanu Highway, according to the Island of Hawai'i Long Range Highway Plan. Roadway improvements are being addressed by the State DOT, and a widened Quee, Ka'ahumanu Highway has a high priority in the State's and County's transportation improvement program. Queen Ka'ahumanu -132- 1 • • 1 I ITY ' •final NI O Environ ALI RSI I mpa ct ENTIA Sta Highway is slated to be widened from two lanes to four, and constructed as a limited ' access roadway with frontage roads providing access to resorts from interchanges located near development nodes. DOT is currently studying the possible locations for interchanges serving the region. 1 Air Quality: Manini owali will unavoidably contribute to the increase in air pollutant concentrations in the area due to increased motor vehicle traffic. Analysis of air quality ' was based upon the cumulative traffic impact of regional growth, and it concluded that predicted concentrations will remain within the State and National Ambient Air Quality Standards. Additional future growth will introduce additional air pollutants to the region. Air quality of West Hawai'i will not be noticeably reduced by the additional ' growth if roadway infrastructure is provided for individual projects, and eventually Queen Ka'ahumanu Highway is upgraded. More significant, but less predictable, are the impacts of Kilauea Volcano in the generation of "vog" which accumulates in the North 1 Kona Region. Noise: No adverse noise impacts will be created, except during the short -term ' construction phase. Although the Manini owali traffic contribution will cause less than a 1 dBA increase in noise level and will be negligible, added traffic in the area created by overall future growth could cause up to a 4 dBA increase in traffic noise along Queen ' Ka'ahumanu Highway. Residences located closer to the highway will experience greater traffic noise, exceeding the 65 dBA HUD residential guidelines during peak traffic periods. A 150 -feet setback from the Highway is proposed for this project, which will ' minimize noise at the project boundary. Residences will not be built close enough to the Queen Ka'ahumanu Highway or the Project Access Road so that noise levels will exceed HUD standards. Few, if any, existing residences will be located close enough to ' Queen Ka'ahumanu Highway to be adversely affected by the highway noise level. Socio - economic characteristics: The project will contribute to cumulative population, housing, employment, and economic growth in the West Hawai'i area. The County is anticipating an increased demand for labor to serve the resort developments, only part of which can be met by the existing labor supply. In- migration is expected to close this ' gap. Accompanying the need for additional labor is a demand for affordable housing for employees of the resorts to be developed. Too rapid growth may create problems with County services and infrastructure keeping pace with growth. The West Hawai'i Regional Plan addresses these growth issues. The relationship of this proposed project to the regional plan is discussed in greater detail in Section 6.6. Visual Resources: The visual character of the NKDG property will change due to the ' residential and golf course development. The change will be consistent with, and similar, to neighboring proposed developments at Kuki'o and Kaupulehu. Barren lava fields will be replaced by golf course turf and landscaping, in addition to the residential ' structures. A visual impact analysis has shown that the views from the expected high use areas at Kua Bay will be minimally impacted by the proposed new structures on the mauka land. 1 1 - 133 - 1 • NINI'OW ALI RESIDENTIAL CO NITY •Final Environmental Impact Sta nt• 4 If future projects develop lands along Queen Ka'ahumanu Highway, this could cause additional visual impacts to the area. The County's SMA process will regulate impacts to coastal views. Archaeology: Some areas, such as the adjacent State land at Awake'e, the coastal area • makai portion of Manini'owali, as well as approximately 10 percent of the project site, will all be preserved in their natural state. Preservation areas include a volcanic cinder cone, historic trail, and burials. The neighboring developments may be required . by the State to keep portions of their properties containing significant burials and archaeological artifacts to be preserved in their natural state. • 4.19 UNAVOIDABLE ADVERSE ENVIRONMENTAL IMPACTS The Manini'owali Residential Community will create limited adverse environmental impacts which cannot be fully mitigated by the measures planned to be implemented at , the site. The following list includes those short -term and long -term impacts that are expected to be unavoidable, including those that are minor in significance. 4.19.1 Unavoidable Adverse Short - Term Imparts 1. Negligible temporary increases in soil erosion will result from construction operations; and negligible amounts of soil will be carried off -site in surface runoff water. 2. Natural vegetation will be removed from approximately 315 to 325 acres on the project site to allow for construction of project features and infrastructure. Re- vegetation will include native species of plants suitable for the location. 3. Wildlife utilizing the site and immediate adjacent areas will be displaced by construction activities into nearby undeveloped lands. Construction operations will temporarily discourage wildlife from feeding at or migrating through the site. 4. Operation of construction equipment, trucks, and worker vehicles may 1 temporarily impede traffic in the area during the construction period. 6. Negligible releases of air contaminants will occur from construction equipment. Small amounts of dust may be generated during dry periods as a result of construction operations. . • 7. The visual character of the area will be affected by construction activities and by the presence and operation of construction equipment. , 8. Minor increases in noise levels may result from construction activities. .1 -134- , 1 ' ) INI'OWALI RESIDENTIAL CO ITY Final Environmental Impact State t• 1 4.19.2 Unavoidable Adverse Long -Term Impact9 1 1. Soils will be disturbed by grading, excavation, and mounding activities at the site during construction. Since soil cover on the site is very sparse, soil will be ' imported to cover cleared and graded land for planting landscaping materials, except for areas left in natural vegetation. 2. Modifications to the current topography will be made at the site to accommodate project development. 3. Approximately 0.9 mgd of non - potable groundwater will be utilized for irrigation ' of the golf course and landscaped common areas. Of this total, approximately 0.29 mgd will come from treated wastewater effluent and approximately 0.43 mgd of desalinization by- product water. An average of 0.43 mgd of potable water, desalinated from brackish water, will be used for domestic purposes. 4. Small contributions of nitrogen compounds will enter groundwater from treated ' wastewater effluent irrigation and fertilizer application, and very small contributions of pesticides will enter groundwater from pesticide application on the golf course. _ 1 5. It is possible that as many as 22 archaeological sites on the project site will be altered by construction, yet be data - recovered as per DLNR -HPD and County ' recommendations. 6. Vehicles associated with the community using Queen Ka'ahumanu Highway ' and other local roadways will have a minor effect on traffic flow. 7. Some additional noise will be generated by the project which will cause a slight ' increase in noise levels along Queen Ka'ahumanu Highway. 8. Air quality at area roadways will receive a minor addition of traffic - related emissions. ' 9. Views of the project site will be changed to include portions of some structures, portions of fairways and the entrance road. 10. There will be up to an additional 6 to 7 tons per day of refuse generated by the project which must be accommodated by public solid waste management ' facilities. 11. Minor demand on public services and utilities will result from the development, including police and fire protection and electrical needs. 1 -135 - 1 41NI'OWALI RESIDENTIAL CO NITY • Final Environmental Impact State t• 8 i 4.20 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF RESOURCES The construction and operation of the proposed residential community and golf course 1 will involve the irretrievable commitment of certain natural and fiscal resources. The most major resource commitment will be the land required for development of the , • project. Money, construction materials, manpower, and energy will all be expended to complete construction. The impact of utilizing these resources should, however, be weighed against the economic, social, and recreational benefits to the residents of the region, County, and State. Approximately 173 acres 'of the 388 acres at the site will be used for the the golf course, ' and landscaped and natural buffer areas surrounding the golf course. Approximately 134 acres will be residential development. Seventeen acres will be used for community facilities such as a driving range, clubhouse, park, tennis center, wastewater treatment facility, etc. Road right -of -ways and the development's entrance area will comprise about 23 acres. The remaining area will remain as preservation area and open space. There will be a permanent commitment of private funds and resources to plan, design, construct, and operate the golf course and related facilities. This will result in a permanent increase of about 95 jobs and other employment - related benefits and resources. It is expected that increased tax revenues will be generated, along with increased economic activity and appreciated value of the community. Beyond the on -site improvements constructed and operated by the developer, there will be an increased usage'of public facilities such as the Queen Ka'ahumanu Highway for project - related traffic, an increased demand on the Hualalai Aquifer System for potable and non - potable water, and a greater load on the County solid waste facilities. The commitment of resources required to accomplish the project includes labor and materials, which are mostly non - renewable and irretrievable. The operation of the project will also include the consumption of petroleum - generated electricity which also ,. represents an irretrievable commitment of resources. 1 • 1 • 1 1 -136- 1 1 1 • • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 SECTION 5 — Alternatives 1 INI'OWALI RESIDENTIAL CO? TNITY Final Environmental Impact Stat t• 1 5.0 ALTERNATIVES 1 Three alternatives for the project have been considered which would utilize the land for ' several different purposes. A no- action alternative was considered, which would leave the project site under the existing conditions. A second alternative of higher density residential subdivision without the golf course is also considered. A third alternative ' considered would include a 36 -hole golf course development. The three alternative concepts are evaluated in this section for each of the environmental factors addressed in Section 4. A comparison of each alternative with the proposed project is also included. 1 5.1 NO ACTION ALTERNATIVE The no- action alternative would involve no changes to the project area for the foreseeable future. The current public access condition would remain the same, limiting access to those who hike or have four -wheel drive vehicles. The owner would continue to pay property taxes ($33,500 per year in 1991). This land would remain open and would 1 likely be sold by the current owner. Another potential developer would be the likely buyer, who would probably attempt to obtain land use changes which would enable a higher use of the land. Anticipated Impacts There would be few adverse environmental impacts generated by the no- action alternative. The site's topography, soils, drainage, groundwater, vegetation, and wildlife would not change. Other factors that would not be affected under the no- action ' alternative would include traffic, noise, air quality, population, employment, government expenditures, infrastructure, and public services. The lack of a development on the project site would prevent the creation of additional ' employment, personal income, and recreational opportunities for residents of the Big Island. The no- action alternative would force the owner to continue paying property taxes without gaining an offsetting income from the site. It is possible that the State or I County could arrange to purchase this land for conservation purposes, however, there are no known plans for this to occur. 1 The construction of an access roadway to the shoreline State park is conditioned on development of the proposed Manini'owali Residential Community. Hence, the no action alternative means that the existing rugged dirt road which runs adjacent to the property and leads to Maniniowali Beach would continue to be utilized by hikers and those with 4 -wheel drive vehicles. Residents desiring access but without the appropriate vehicles would continue to rely on hiking almost a mile from Queen Ka'ahumanu ' Highway to utilize Kua Bay as a recreational resource area. In addition, it is likely that the archaeological resources found on the site would continue to be degraded and vandalized. No State or County benefits would result under this proposal. 1 1 -137 - 1 • j�INl'OWALI RESIDENTIAL CO ITY Final Environmental Impact State nt• 6 .1 As compared to the proposed project, the no- action alternative would create less potential environmental effects. However, expected social and economic benefits, as ' well as substantial recreational and resource preservation benefits, would not be generated by the no- action alternative. • 1 5.2 RESIDENTIAL SUBDIVISION ALTERNATIVE A residential subdivision including approximately 2,000 residential units could be , proposed for this site at an average density of approximately eight units per acre. In this scenario, the mix of permanent home and second home residents would probably ' change. Preservation zones would be retained as required by the land exchange conditions, including the cinder cone pu 'u and burials. Anticipated Impacts Topographic modifications would be required over most of the site to develop a 2,000 unit residential subdivision and its support infrastructure. About six inches of soil would be imported to support growth of landscape materials. As required by the land exchange conditions, burials would be preserved. The 2,000 residential units in this alternative would generate up to 720,000 gpd of wastewater, depending on household size and the permanent /second home resident mix. This volume of wastewater would be more than twice that expected for the ' proposed project. The wastewater treatment and disposal system to be used for this alternative could be designed to dispose of treated effluent through either an ocean discharge, disposal wells, leaching fields, or transmitted to a neighboring development , for use in golf course irrigation. Some fertilizers and pesticides would be applied by individual residents to maintain ' their landscaped yards, but at an indefinite and uncontrolled rate. Fertilizer and pesticides could be carried away from the site of application, and runoff would be channeled to drainage basins and drywells on -site. Some unknown amount of fertilizers and pesticides would leach into groundwater, and could potentially reach the ocean at low concentrations. It is not likely that the residential alternative project would cause an adverse effect on the nearshore ocean water quality. The average daily demand for potable water use by this development would be 0.86 mgd. The average daily demand for non - potable, brackish water use would be approximately 1.58 mgd. Irrigation water would be applied to landscaped areas at a rate of approximately 0.72 mgd. This amount of water is approximately 1.5 times the amount required to support the proposed project. Traffic generated by the residential subdivision is expected to include about twice the ' volume of cars, as compared to the proposed project. The project intersection with Queen Ka'ahumanu Highway would still operate at under - capacity under signalized conditions during the AM peak hour, and near - capacity during the PM peak hour. -138 1 ' INI'OWALI RESIDENTIAL CONeNITY e Final Environmental Impact State t• • 1 Queen Ka'ahumanu Highway south of the Project Access Road would operate at LOS ' "E" during the AM peak hour, and it would operate at LOS "F" during the PM peak hour traffic. 1 Noise effects of this alternative would involve construction and operational effects from traffic and maintenance activities. The construction noise impact of this alternative project would be comparable to the proposed project in terms of equipment operations ' for clearing, grubbing, grading, and building. The Queen Ka'ahumanu Highway traffic noise increase generated by the alternative would be slightly higher than that generated by the proposed project. Air quality effects of the residential subdivision would involve short -term construction and long -term operational activities. The construction air quality impact of this alternative project would be comparable to the proposed project in terms of equipment operations for clearing, grubbing, grading, and building. Because peak hour traffic volumes are forecast to increase with the roadway operating at or near capacity, long- term air pollution concentrations could be somewhat higher than with the proposed project. State and Federal ambient air quality standards would likely be met. Some views of residential buildings from Queen Ka'ahumanu Highway would be t expected under this alternative, as with the proposed project. Maintenance of clear viewplanes from the mountains to the ocean would be difficult, if not impossible, with a development of this size and density. Since no golf course open space would be ' included, as with the proposed project, the project would probably appear as an urban center, rather than an open space character community. Because the value of the homes without the golf - course amenity would probably be much less in this alternative than ' that with the proposed concept, less attention would be given to overall project design quality, building and landscaping materials, and may be noticable from off -site. ' Full -time residential population of the alternative development would be approximately 6,000 persons, or more than twice that anticipated for the proposed project. Few long -term employment opportunities would be created by this development beyond the construction phase. Jobs created would be primarily for grounds maintenance and security. There would be approximately 500 direct, short - term construction jobs available during a 12 -year development period. An additional 350 indirect jobs would be created, based upon the 1.4 multiplier used in the State's Input- Output model for construction. Public services that would be required by the alternative development would include ' schools, police and fire protection, health care, and recreational facilities. Because there are more homes and more full -time residents, the alternative plan would generate more school children and demand upon other public facilities and services than would the proposed project. • Without the attraction of a golf course, home values would be substantially less than the ' proposed project. Annual property taxes would likely be comparable to the proposed project due to the increased number of units. Government expenditures for this 1 -139- 1 INI'OWALI RESIDENTIAL CO) NITY •Final Environmental Impact Stat nt• e 1 development would probably be at least twice as great compared to the proposed project, • because of the larger number of permanent resident households that will need to be provided with public services. In summary, the residential subdivision could create greater adverse impacts than the proposed project. The housing provided would be more affordable for present County residents than the proposed project. It would not include a golf course yet it would create nearly twice as much traffic and other comparable effects. Large open spaces, ' provided by the golf course in the proposed project, would not be included under this alternative, and the impact on views from the Queen Ka'ahumanu Highway would increase. Greater traffic, wastewater, demand on potable water supply, and public ' services impacts would result as compared to the proposed project. 53 36 -HOLE GOLF COURSE ALTERNATIVE Development of a 36 -hole golf course project is considered, addressing the potential for developing two 18 -hole courses within the project. Because no residential. component • would be included, this alternative would be viewed as a "stand alone" golf course project. Such courses could potentially be developed in the Conservation District, possibly eliminating the need'for a reclassification of the land to the Urban District. ' Anticipated Imparts - It is estimated that over 300 acres of the project site would be cleared and graded to create ' the golf courses, driving range, clubhouse, maintenance facility, and other golf course - related structures and infrastructure. Preservation zones would be retained as required by the land exchange conditions, including the cinder cone pu 'u and burials. Since the cleared area of the site would be about the same as the proposed project, impacts to existing vegetation and wildlife would also be about the same. , Although less impervious surfaces would be developed in this plan, potential surface water runoff and drainage impacts would be comparable to the proposed project since ' the cleared and landscaped areas are similar. There would be a need for importing up to twice as much soil cover to support the additional the golf course turf area. Golf course development would require nearly twice the amount of soil importation to the site, as compared to the proposed project. The two golf courses would have fertilizers and pesticides applied with approximately twice the amount expected for the proposed project. These chemicals would likely cause some additional input to groundwater and the ocean. As with the proposed project, it is likely that no adverse effect on the ' nearshore ocean water quality would occur as a result of this chemical use As with the proposed project, this alternative would derive potable and non - potable ' water from the existing aquifer system from on -site wells, or a combination of on -site and off -site wells. Much less potable water and much more non - potable water would be required for this alternative. The estimated average daily demand for potable water ' would be roughly 60,000 gpd. The estimated average daily demand for non - potable -140- 1 1 I NI'O W ALI RESIDENTIAL CO LAITY 1 , e F i nal Enviro nmental Impact Stat fit• 1 • water would be about 1.3 mgd, or slightly greater than the proposed project. The available aquifer resources would be sufficient to meet this anticipated demand. The wastewater facilities for this alternative would be minimal since there would be no on -site residential population. The only wastewater generators would be the golf clubhouse and maintenance facility used by employees and club members. As in the proposed project, treated wastewater effluent could be used for irrigation of the golf ' courses and other landscaped areas. There would be a single project entrance /access road, as with the proposed project. ' Traffic impacts on Queen Ka'ahumanu Highway due to the golf courses alternative would be less due to the lower daytime population. A traffic signal might not be warranted under these lower traffic conditions. Air quality impacts would also be less than the proposed project, following the reduction in traffic at the peak hours. Noise ' impacts would also be slight due to reduced traffic volumes. The noise impact, likewise, would be reduced considerably since there would be a much smaller daytime population. The visual impact of the golf courses alternative would be less than that of the proposed project since there would be few structures rising above the ground. However, as in the ' proposed project, the ground cover itself would be augmented. Land that is now barren lava field would be covered with soil, irrigated, and planted with turf and landscaping. Long -term visual impacts will result from the golf course, entrance road and the clubhouse and maintenance facilities. ' There would be little increase in resident population of West Hawai'i in this scenario, except possibly a few families who immigrate to Kona to work at this project. No affordable housing units would be contributed into the regional stock, because no residential development is included. The golf courses alternative would create roughly ' 100 operational jobs and approximately 140 indirect jobs. Long -term personal income resulting from operational jobs could be twice as much as that created by the proposed project. The economic viability of this alternative is questionable at present. A high percentage of foreign memberships at exorbitant prices would be required. The market ' for these types of memberships has reduced substantially during 1991. This project would create substantially less government revenues through property and sales taxes than the proposed project. The construction costs would be substantially less, resulting in lower sales taxes for construction materials and services. The increased property valuation would be less than one - quarter that achieved by the proposed project. However, the cost of public services provided police and fire protection, and schooling for children, would also be very small. ' In summary, the golf development alternative would comparatively create some equal and greater environmental impacts, and it would contribute less to the local economy. Market and affordable housing needs for the West Hawai'i region would not be aided by this project. The economic viability of this alternative is questionable at present. A high 1 -141 - 1 IO NINIOWALI RESIDENTIAL CONITY •Final Environmental Impact Stat nt• • 1 percentage of foreign memberships at exorbitent prices would be required. The market for these tpes of memberships has reduced substantially during 1991. • 1 1 1 1 1 1 1 1 • 1 1 1 1 1 1 -142- 1 1 . • • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ' SECTION 6 — Relationship to Existing Policies and Plans for the Area • INI'OWALI RESIDENTIAL COM Y raft Environmental Impact State ' 6.0 RELATIONSHIPS OF THE PROPOSED ACTION • TO LAND USE PLANS, POLICIES AND CONTROLS FOR THE AFFECTED AREA 1 This section lists the land use plans and policies which are relevant to the proposed project and the affected area. These include the Hawai'i State Plan, the Hawaii State ' Plan Functional Plans, the County of Hawaii General Plan, the Hawai'i Coastal Zone Management Program, the County of Hawai'i Special Management Area rules, and community and regional plans. Policies to be addressed are selected based on their relevance to the proposed project in terms of land use, location and planning. 61 HAWAII STATE PLAN 1 An assessment of the conformity of the requested actions to the applicable goals, objectives, and policies of the Hawai'i State Plan, Chapter 226, Hawaii Revised Statutes, and applicable priority guidelines will be covered under this section. Priority guidelines I relating to the economy, housing, population growth, transportation, facility systems, and the physical environment (land based, shoreline, and marine resources; scenic, natural beauty, and historic resources; land, air, and water quality) will be discussed as they relate to the proposed residential community. 6.1.1 Objectives and Policies 1 $ectinn 226 -5 0 jective and policies for population. . (b)(1) Manage population growth statewide in a manner that provides increased opportunities for Hawaii's people to pursue their physical, social, and economic aspirations while recognizing the unique needs of each county. 1 (b)(2) Encourage an increase in economic.. activities and employment opportunities on the Neighbor Islands consistent with community needs and desires. 1 Discussion: Buyers of homes in the proposed residential community who migrate from the Mainland U.S. and foreign countries will directly increase the population of the area. ' Increased demand for labor caused by development of the project, and other resort development projects in the region, will indirectly contribute to local population growth as state of Hawai'i (as well as possibly some out -of- State) residents living outside of the County migrate to take advantage of increased employment opportunities. The mix of ' residential and golf course land uses on the subject property will contribute long -term employment opportunities, government revenue generation, additional recreational resources, an increased housing stock, and a moderate population growth in the area ' (Refer to Section 4.15.1). These increases in economic activity and employment opportunities are consistent with community needs and desires (Refer to Section 6.6.) 1 1 -143 - 1 INI'OWALI RESIDENTIAL COISINITY . •Final Environmental Impact Sta t• Section 226 - Objectives and policies for the economy -- in general, (a)(1) Increased and diversified employment opportunities to achieve full ' employment, increased income and job choice, and improved living standards for Hawaii's people. (a)(2) A steadily growing and diversified economic base that is not overly dependent on t a few industries. Discussion: The proposed project is expected to generate approximately 295 full -time 1 operational jobs upon completion in the year 2006. West Hawai'i had a lower than average unemployment rate at 5.2 to 6.3 percent (U.S. Bureau of Census, 1980). The jobs ' expected to be generated from the construction and operation of the development should help to create new jobs in West Hawai'i (Refer to Section 4.15.2). The County of Hawai'i is preparing plans on the basis of projections that labor . demand will exceed , supply in the future as a result of cumulative resort development, thereby creating some in- migration to the region. The projected average annual personal income from direct employment is estimated at ' $2.9 million between 1994 and 2006. The income generated from the proposed development should raise the standard of living for some West Hawaii residents, as ' well as contribute to business revenues in the area (Refer to Section 4.15). Section 226 -11: Objectives and policies for the physical environment - land - based, Shoreline. and marine resources: (a)(1) Prudent use of Hawaii's land -based shoreline and marine resources. (a)(2) Effective protection of Hawaii's unique and fragile environmental resources. ' (b)(1) Exercise an overall conservation ethic in the use of Hawaii's natural resources. 1 (b)(3) Take into account the physical attributes of areas when planning and designing activities. 1 (b)(4) Manage natural resources and environs to encourage their beneficial and multiple use without generating costly or irreparable environmental damage. (b)(6) Encourage the protection of rare or endangered plant and animal species and habitats native to Hawaii. (b)(8) Pursue compatible relationships among activities, facilities, and natural resources. (b)(9) Promote increased accessibility and prudent use of inland and shoreline areas for public recreational, educational, and scientific purposes. • 1 -144- INI'OWALI RESIDENTIAL COM ITY ' raft Environmental Impa State Discussion: The project site at Manini'owali is characteristic of other North ' Kona /South Kohala land situated inland from the coastline. The project has been designed with consideration of the natural features on the site and, where possible, their preservation. The pololei fern found on the State land adjacent to the site is a candidate ' endangered species that will be preserved and protected in park development planning. One of the purposes of the development is to offer golf and other recreational activities which involve the natural environment. The compatible mixture of uses and activities will provide ample opportunity for the residents and public to enjoy and learn of the natural resources of Manini'owali. ' Section 226 -12: Objectives and poliries for the physical environment - scenic, natural beauty, and historic resources: (a) Enhancement of Hawaii's scenic assets, natural beauty, and multi - cultural /historical resources. ' (b)(I) Promote the preservation and restoration of significant natural and historic resources. ' MO) Provide incentives to maintain and enhance historic, cultural, and scenic amenities. (b)(3) Promote the preservation of views and vistas to enhance the visual and aesthetic 1 enjoyment of mountains, ocean, scenic landscapes, and other natural features. (6)(4) Protect those special areas, structures, and elements that are an integral and functional part of Hawaii's ethnic and cultural heritage. (b)5) Encourage the design of developments and activities that complement the natural ' beauty of the islands. Discussing: The Bishop Museum, Applied Research Group has made recommendations ' concerning the treatment of 25 archaeological sites on the subject parcel. NKDG is working with DLNR -DPD to develop a historic preservation mitigation plan. ' The natural beauty of the islands as it exists in the Manini'owali area is precisely why a residential, golf and open space oriented development is proposed. Scenic views and open space will be maintained and enhanced for the benefit of homeowners and the ' regional residents who will have access to the site for passive and active recreation purposes. The developed aspects of proposed residential community will take care to complement the aesthetics of the West Hawai'i region. 1 1 ' - 145 - 1 I'ONTL < I . ' •Final Environmental WALI RESIDE impact IAC St n • • 6 6. 1 Section 226 -13 objectives and policies for the physical envimnment - land. air. and water quality, (b)(3) Promote effective measures to achieve desired quality in Hawaii's surface, ground, and coastal waters. (b)(6) Encourage design and construction practices that enhance the physical qualities of Hawaii's communities. (b)(7) Encourage urban developments in close proximity to existing services and facilities. Discussion: The land and water resources of the project site will be properly managed. ' A host of mitigation measures will be designed and implemented to assure that land, air, and water are not significantly impacted by the project. Storm water runoff will be controlled through the use of detention basins and drywells. The project will not exceed the water resource capabilities of the aquifer. Fertilizer and pesticide application at the golf course will be professionally managed by a certified Golf Course Superintendent. ' An Integrated Pest Management (IPM) program will be instituted to employ strict management and overall reduced pesticide usage (Refer. to Sections 4.5 and 4.6). The NKDG's affiliated partner, Davidson Communities, is an award - winning developer ' noted for its sensitive treatment of the environment. This project is being planned to be compatible with the natural 'environment and other developments in the area. Landscaping will utilize non - potable water for irrigation. A xeriscape program utilizing native plants where appropriate will be incorporated in the project landscape design. The landscaping and site planning of the residential community will attempt to minimize the visual impact and be in accord with the semi -arid climate and vegetation of the area (Refer to Section 4.14). The project design will ensure that noise and air quality levels at the project will be well within government standards (Refer to Sections 4.12 and 4.13.). ' The proposed project is adjacent to the urban Kaupulehu /Kona Village /Kuki'o resort node and within fifteen minutes of Kailua -Kona and five. miles' from the Ke -ahole • Airport. Section 226 -14 Objective and policies for facility systems -- in general, (b(1) Accommodate the needs of Hawaii's people through coordination of facility systems and capital improvement priorities in consonance with State and County plans. ' Section 226 - 15 Objectives and policies for facility systems — solid and liquid wastes, (b)(1) Encourage the adequate development of sewerage facilities that complement ' ' planned growth. 1 -146- , 1 INI'OWALI RESIDENTIAL COM ITY ' ' raft Environmental Impact Stater Section 226 - 16: Objective and policies for facility systems -- water, 1 (b)(1) Coordinate development of land use activities with existing and potential water supply. ' (b)(3) Reclaim and encourage the productive use of runoff water and waste water discharges. (b)(6) Promote water conservation programs and practices in government, private industry, and the general public to help ensure adequate water to meet long -term needs. I Discussion: A private wastewater treatment system is proposed for the project which will adequately treat the wastewater generated by the project without reliance upon existing County facilities. NKDG will employ an activated sludge secondary treatment I system with chlorination which will remove up to 99 percent of the bacteria and viruses in sewage effluent. The system will generate treated wastewater effluent of a quality which will exceed State Department of Health criteria, and be diluted and re -used as I irrigation water for the golf course, thereby reclaiming the water. Operational guidelines will be established for use of non - potable water for irrigation and the use of drought - tolerant landscaping (xeriscape program). The potable and non - potable water needs of I the project are within the available capacities of the aquifer (Refer to Sections 2.1 and 4.5.). Section 226-17 Objectives and policies for facility systems - transportation, I (b)(1) Design, program, and develop a multi -modal system in conformance with desired growth and physical development as stated in this chapter. I Discussion: The proposed project will connect into the improved transportation network of the State as it develops. At the time Queen Ka'ahumanu Highway is I widened the proposed Mania owali Residential Community is planned to be connected to Queen Ka'ahumanu Highway via an interchange and frontage road system which would be developed simultaneously by the State. NKDG will participate and coordinate J with the other developers of the adjacent resort node in locating and paying for a portion of the development costs of the planned highway interchange. Until that time, the developer proposes a channelized intersection (with traffic signals, if necessary) at the junction of the Queen Ka'ahumanu Highway (Refer to Section 4.16.1). Section 226 -18. Objectives and poliriec for facility cyctemc ' energy /telecommunications, (a)(1) Dependable, efficient, and economical statewide energy and telecommunication I systems capable of supporting the needs of the people. (a)(2) Increased energy self - sufficiency. 1 1 - 147- ' INI' OWADNA CTY I •Final Environ RESI mental E Im pact TIL St ent• e „ • • (c)(1) Support research and development as well as promote the use of renewable energy sources. (c)(3) Promote prudent use of power and fuel supplies through conservation measures including (A) Development of cost - effective demand -side management programs: (B) education; and (C) adoption of energy - efficient practices and technologies. Discussion: The proposed development of residential homes and a golf course will do , its part to contribute towards the State's goals for energy self - sufficiency through the following measures. To conserve energy, design efforts will be made to use energy efficient light sources, daylighting design, energy efficient pumps, and scheduling use of industrial loads during off -peak hours whenever possible. The feasibility of solar energy use for several components of the project are also being explored. $'rtinn 226-19. Snein- Cultural Advanrement — Housing ' (a)(1) Greater opportunities for Hawaii's people to secure reasonably priced, safe, sanitary, livable homes located in suitable environments that satisfactorily accommodate the needs and desires of families and individuals. ' (a)(2) The orderly development of residential areas sensitive to community needs and other land uses. (b)(1) Effectively accommodate the housing needs of Hawaii's people. (14(3) Increase home ownership and rental opportunities and choices in terms of quality, location, cost, densities, style, and size of housing. (b)(5) 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. 1 Discussion: The choice of housing for the proposed residential community considers and reflects the density of the proposed adjacent resort hotel and residential communities. The provision of 900 to 1,100 units of high quality, higher end market housing increases the County's housing supply. NICDG will also develop, or participate in development with other developers, the construction of affordable housing off -site to accommodate the market for homes for Manini'owali and other resort employees, as well as other local residents. Although, admittedly serving an affluent clientele, some of which will be migrating 1 from the Mainland U.S. and other foreign locations, the provision of additional housing at Manini'owali can have a positive ripple effect in the local housing market. As local home owners become "move -up" buyers at Manini'owali, their previous, lower -priced homes will be vacated and enter the market. As outside money enters the local economy, the indirect economic benefits of increased employment opportunities and income created by the development will enable more local people to become -148- • 1 lrINI'OWALI RESIDENTIAL COM ITY A ' raft Environmental Impact Stater �+ ' homeowners themselves, or move up in the size and quality of their homes (Refer to ' Section 4.15.3). Section 226 - 23: Objective and policies for socio- cultural advancement - leisure, (a) Planning for the State's socio - cultural advancement with regard to leisure shall be directed towards the achievement of the objective of the adequate provision of resources to accommodate diverse cultural, artistic, and recreational needs for present and future generations. (b)(12) Provide a wide range of activities and facilities to fulfill the cultural, artistic, and ' recreational needs of all diverse and special groups effectively and efficiently. (b)(4) Promote the recreational and educational potential of natural resources having ' scenic, open space, cultural, historical, geological, or biological values while ensuring that their inherent values are preserved. ' (b)(5) Ensure opportunities for everyone to use and enjoy Hawaii's recreational resources. ' Discussion: The proposed project is concerned with the fulfillment of the above objective and policies for recreation. The potential for recreation in an area of scenic, open space is maximized through the development of a golf course, driving range, clubhouse, tennis center, and other community facilities on the site. Clubhouse ' facilities will include a practice putting green, a swimming pool, tennis courts, and landscaped gardens. Ocean and mountain views will be part of the experience. Use of the above facilities will be available at a kama'aina rate to the public. The primary users of the recreational facilities, however, will be the project residents who will be charged at a lower rate. Portions of the project site at the cinder cone (pu'u) will ' be preserved; other portions of the site, such as at golf course buffer areas along property boundaries and separating some residential areas, will be enhanced through the re- introduction of native or endemic plant species, eventually providing a valuable 1 botanical resource. In addition to the above facilities, NKDG is committed to providing improvements to the park access road, as well as other contributions toward development to the State park along the shoreline area makai of the project site. 6.1.2 State Plan Priority Guidelines The purpose of the State Plan priority guidelines is to address areas of State -wide concern. The following discussion provides an assessment of how the proposed project conforms to the relevant priority guidelines. 1 1 -149- , illki INI'OWALI RESIDENTIAL CO ITY ' Final Environmental Impact Stat nt• p v • Section 226 -103: Economic Priority Guidelines: (e)(2): Encourage the improvement of irrigation technology and promote the use of , non- potable water for agricultural and landscaping purposes. Discussion: The project proposes to develop a dual water system for its potable and non- potable water requirements. Brackish water wells off -site are planned to be developed, as well as a desalination plant for the production of 0.43 million gallons per day of potable water. Additionally, 0.95 mgd of non - potable water (average day demand) will be drawn from these off -site wells for irrigation of the golf course and other landscaping purposes. Refer to Sections 2.1 and 4.5 and Appendix B. Approximately 30 percent of irrigation water will be recycled treated wastewater, and 45 percent of irrigation water will be desalinization plant by- product water. , Sertion 226 -104 Population growth and land recourcec priority guidelines (a)(1) Encourage planning and resource management to insure that population growth rates throughout the State are consistent with available and planned resource capacities and reflect the needs and desires of Hawaii's people. (a)(2) Manage a . growth rate for Hawaii's economy that will parallel future employment needs for Hawaii's people. (a)(3) Ensure the adequate support services and facilities are provided to accommodate the desired distribution of future growth throughout the State. Discussion; The proposed project is appropriately timed to parallel future employment needs in the region. Adequate support services and facilities already exist or can be reasonably provided. Section 226 Population gmwth and land resources priority guidelines, (b)(1) Encourage urban growth primarily to existing urban areas where adequate public facilities are already available or can be provided with reasonable public expenditures ' and away from areas where other important benefits are present, such as protection of important agricultural land or preservation of lifestyles. (b)(9) Direct future urban development away from critical environmental areas or impose mitigating measures so that negative impacts on the environment would be minimized. 1 (b)(10) Identify critical environmental areas in Hawai'i to include but not be limited to, the following: watershed and recharge areas; wildlife habitats (on land and in the ocean); areas with endangered species of plants and wildlife; natural streams and water bodies; scenic and recreational shoreline resources; open space and natural areas; historic and cultural sites; areas particularly sensitive to reduction in water and air quality; and scenic resources. • -150- 1 1 11ENIDWALI RESIDENTIAL COlasTITY I raft Environmental Impact State . VI m 1 (b)(12) Utilize Hawaii's limited land resources wisely, providing adequate land to 111 accommodate projected population and economic growth needs while ensuring the protection of the environment and the availability of the shoreline, conservation lands, ' and other limited resources for future generations. Discussion: The State Plan encourages decentralizing growth from O'ahu to appropriate areas on the Neighbor Island. The proposed project, which is located on Hawai'i Island, ' also conforms with other location guidelines of the State Plan; adequate public facilities already exist or can be reasonably provided, the land has no agricultural value, the site is contiguous to existing urban land, the site contains no critical environmental resources, ' and the site is not located on the shoreline. The planned development of brackish water wells, a desalinization plant, and a dual potable and non - potable water distribution system, in addition to water conservation measures, will contribute towards the regional goals of water conservation. Land Resource Priority Guidelines: Section 226 -104 ' (b)(2): Make available marginal or non - essential agricultural lands for appropriate urban uses while maintaining agricultural lands of importance in the agricultural district. Discussion: As previously noted, this area is marginal and non - essential for agricultural use due to poor soil types (Refer to Section 4.3). The proposed urban uses are appropriate at this site since it is contiguous to a designated resort development node. Other Land Resource Priority Guidelines: Section 226 -104 ' (b)(6): Seek participation from the private sector for the cost of building infrastructure and utilities, and maintaining open spaces. (b)(13): Protect and enhance Hawaii's shoreline, open spaces, and scenic resources. Discussion: The applicant will build necessary infrastructure, such as highway channelization and left-turn lanes, on -site roadways, potable and irrigation water supply systems, a wastewater treatment and disposal system, and drainage and erosion control systems. The scenic views of and from within the site will be maintained and protected ' as a natural resource and asset to the maximum extent possible within the development (Refer to Section 4.14). ' Section 226 - 106: Affordable housing, (1): Give higher priority to the provision of quality housing that is affordable for ' Hawaii's residents and less priority to development of housing intended primarily for individuals outside of Hawaii. 1 1 - 151- ' INFOWALI RESIDENTIAL CO ITY ' •Final Environmental Impact Sta t• _ Q , Discussion: In addition to the market priced homes proposed, NKDG will also provide affordable homes at an unspecified location to augment the regional supply of lower and moderate priced homes. • 6.2 STATE FUNCTIONAL PLANS The Hawai'i State Plan Functional Plans include objectives and policies to implement the broad goals of the Hawai'i State Plan. At the time the Draft EIS was published in November 1991, the then - current plans were reviewed as well as the 1990 Draft functional plans. Since then, many of the functional plans were finalized and dated , 1991. Each of the 1991 Functinal Plans has been reviewed for consistency. The relevant policies to the proposed project are discussed. Of special note is the. Transportation Functional Plan which outlines new directions for the expansion and improvement of the Queen Ka'ahumanu Highway. Other significant Functional Plans include Tourism, Housing, and Conservation. State Tourism Functional Mart ' Objective II.A.: Development and maintenance of well- designed visitor facilities and related developments which are sensitive to the environment, sensitive to neighboring communities and activities, and adequately serviced by infrastructure and support services. Policy II.A.5.: Improve the availability of affordable housing for those employed in the visitor industry. Discussion: The proposed Manini'owali Residential Community is not a tourist 1 destination, rather it is master planned residential community. The project will be compatible with the neighboring resort developments in the Kaupulehu /Kona Village /Kuki'o Resort Node. The proposed golf course would provide an additional recreational alternative for the neighboring resorts, while the residential units would provide housing opportunities. The affordable residential units which would be required by the State and County, will provide a number of, affordable housing units into the regional stock at an off -site location. Policy II.A.7. Improve the quality of existing parks and recreational areas, and ensure that sufficient recreational areas -- including scenic byways and corridors— are available for the future. Action II.A.7.c.: Acquire beaches in the following areas for expansion of existing beach parks, and development of future beach parks: Hawaii: Wailea Bay, 'Anaeho'omalu Bay to Kaupulehu, and Kua Bay. Action II.A.7.f.: Develop plans for the State's Trail and Access System (Na Ala Hele , Hawai'i). • - 152 - 1 1 INI'OWALI RESIDENTIAL COM ITY I 6. a raft Environmental Impact State . ' I Policy III.A.1.: Assist in preserving and maintaining recreational resources. Discussion: As a condition of the land exchange with the State, as described in Section 1.3, the landowner of the project site, NKDG, is required to contribute towards the U . development of the State park at Kua Bay in conjunction with the Division of State Parks. The DLNR's coastal demonstration trail (Ala Kahakai) of the Na Ala Hele ' program includes segments of ancient trails which will be linked to a trail segment leading to the small pu 'u on the project site. Interpretation will be provided at an appropriate location to be determined with the State Division of State Parks. ' State Housing Functional Plan, Policy A(2: Encourage increased private sector participation in the development of 1 affordable for -sale housing units. A(2)(c): IMPLEMENTING ACTION. Encourage the use of opportunities and incentives I in the State Land Use redistricting process to provide lands or homes for affordable or assisted housing development. I Policy A(3: Ensure that (1) housing projects and (2) projects which impact housing provide a fair share /adequate amount of affordable home ownership opportunities. I Discussion: The project will provide 900 to 1,100 single family detached and condominium type housing units. NKDG proposes to build market housing at this site. Affordable homes priced to accommodate employees of the project and the adjacent resorts will be developed at an off -site location in the area in numbers and at locations yet to be determined. NKDG may participate in joint development of affordable housing with neighboring resort developers, or the County or State governments. I State Transportation Functional Plait Policy LA.2: Improve regional mobility in areas of the Stae experiencing rapid urban 1 growth and road congestion. Implementing Action I.A.2.a: Plan, design, and construct the road infrastructure for ' West Hawai'i including improving Queen Ka'ahumanu Highway and developing a supporting local road network. ' Policy II.A.2. Support tourism and economic development. Implementing Action II.A.2.a.: Support the development of West Hawai'i by I developing the transportation facilities and infrastructure in the area. • Queen Ka'ahumanu Highway widening and improvements I Policy III.A.2.: Pursue private sector participation in the financing of transportation systems, developments and projects. ' - 153 - 1 INI'OWALI RESIDENTIAL COTY ' •Final Environmental Impact Sta nt• a se Discussion: At the time of the this writing, the State Department of Transportation and the County Department of Public Works have not determined the location of the proposed grade separated interchange, nor the precise timing of the proposed widening of Queen Ka'ahumanu Highway. Until the time the highway improvements plans are completed, NKDG is proposing an interim single channelized intersection at Queen Ka'ahumanu Highway at its project access. NKDG will provide the funds for the improvements it is proposing. State Energy Functional Plant Policy A(1): Promote and stimulate greater energy efficiency and conservation in non- transportation sectors. Action A(1)(d): Provide technical assistance for energy conservationlefficiency projects ' for residential and commercial projects. Policy B(1): Displace oil and fossil fuels consumption through the application of appropriate alternate and renewable energy resources and technologies. Policy C(1): Support energy- related educational programs and activities which focus upon professionals in the energ y field, schools and general public. Discussion; The proposed development of residential homes and a golf course will do its part to contribute towards the State's goals for energy self - sufficiency through the following measures. To conserve energy, design efforts will be made to use energy efficient light sources, daylighting design, energy efficient pumps, and scheduling use of industrial loads during off -peak hours whenever possible. The feasibility of solar energy use for several components of the project is also being explored. State Cnnsp*vation Lands Functional Ply Policy IIC(2): Expand and enhance outdoor recreation opportunities and other resource uses. 1 Implementing Action IIC(2)a: Upgrade and enhance the State's outdoor recreational infrastructure of roads, trails, and shelters. Implementing Action IIC(2)e: Provide and improve public access tot he shoreline and to mauka areas as condition on leases, executive orders, easements, and other 111 encumbrances on lands with recreationlall and/or educational potential. Policy IID(1): Develop and expand resources to protect natural shorelines and ' wilderness recreation areas: Policy IID(3): Develop recreational and archaeological resources on the shoreline and mauka areas. -154- 1 INI'OWALI RESIDENTIAL CO ITY I Ors rs Draft Environmental Impact State 1 Implementing ActionlID(3)a: Acquire andfor develop areas for historic preservation. Implementing ActionIID(3)b: Establish a State -wide trails and access system. • Discussion: When the State Board of Land and Natural Resources (BLNR) exchanged the Manini'owali property for the Awake'e property in the land exchange described in Section 1.3, it consolidated its ownership of coastal lands in this area, and furthered its ' goal of developing a shoreline wilderness park. along the North Kona coast, from Keahole Point to Kua Bay. An ancient shoreline trail is also included within this shoreline park area owned by the State. NKDG is committed to providing improvements to the access road to the shoreline park according to the conditions attached to the land exchange. ' NKDG also was required to preserve the cinder cone (pu'u) located within the Mania owali parcel. Since the finalization of the land exchange, the developer's archaeological consultant has discovered burials, trails, habitation remnants, and other 1 ancient Hawaiian artifacts in the area of the finder cone. NKDG concurs with the archaeologists' recommendation that this portion of the site comprising of approximately 10 acres should be preserved. 1 State Recreation Functional Plat Policy I -A(1): Acquire additional beach parkland and rights-of-way to remaining ' undeveloped shorelines to provide increased capacity for future public recreational use. • Implementing Action I- A(1)a *: Acquire beaches in the following areas: Hawai'i: Wailea Bay, 'Anaeho'omalu to Kaupulehu, and Kua Bay. Comments: ...Kua Bay (Manini'owali) in North Kona is another potential site. Targeted for beach park use for 20 years, it has a beautiful white sand beach - a valued resource on the Big Island. Policy II -A(3): Proceed with planning, acquisition, and development of trails. Discussion: As stated above NKDG, in addition to developing the proposed residential 1 community at Manini'owali will participate in the development of facilities at Kua Bay in conjunction with the State Parks Division. Objective II -B: Meet special recreation needs of the elderly, the disabled, women, single- parent families, immigrants, and other groups. Policy II -B(1): Involve the public in the planning, development and operation of t ' recreational facilities and programs. Implementing Action II- B(1)a: Establish linkages with existing community groups and ' form committees to advise on recreation matters. 1 - 155- 1 INI'OWALI RESIDENTIAL COl�1N1:TY Final Environmental Impact StaSht• �, d 1 Disrussiont To assist the State DLNR in its planning for the beach park at Manini'owali, NKDG sponsored a Coastline /Nearshore Recreation Workshop. Included among the speakers was the Administrator of the Division of State Parks. People active in ocean recreation were invited to a one day workshop held in Kona on November 23, 1991. Thirty -seven participants representing Kona and South Kohala community groups, including citizens with physical disabilities, environmental organizations, recreation professionals and government agencies shared ideas and information regarding planning considerations for the shoreline from Kikaua Point to Mahai'ula, with an emphasis on Manini'owali Beach at Kua Bay. A follow -up workshop is planned by NKDG for 1992. The workshop findings will be summarized in a report which will be submitted to the DLNR. Implementing Action II C(1)f: Provide opportunities for golf at reasonable cost by planning new municipal courses and by assuring that privately developed courses have provision for play by residents at - "kama'aina rates." • Discussion: The proposed golf course will be available for public play at special "kama'aina rates" which will be worked out at a later stage in the permit approval process. Objective III -A: Prevent the loss of access to shoreline and upland recreation areas due to new development. Policy III - A(1): Require land use permit applicants to fully address the impact of their projects on trails and public access. Discussion: A condition of the land exchange, conveyance deed requires NKDG to provide continual public access through its property to the Kua Bay area. However, a condition states that at the time when all approvals for the requested permitted uses are received, NKDG must construct a public roadway from the Queen Ka'ahumanu Highway to Kua Bay at an agreed upon route with the BLNR. This roadway will be subject to a separate DLNR study. Further, if the State precedes NKDG in constricting the roadway, NKDG will reimburse the State in an amount not to exceed the maximum sum of $2.5 million. Public access to the shoreline is legally assured, in perpetuity, and NKDG will particpate in improving access conditions. Objective III - B: Resolve the problem of landowner liability that seriously hampers 1 public access ofver private lands. Discussion: The Conceptual Master Plan indicates that a trail links the State Park land with the small pu'u on its property. This trail will be open for public use during specified times to be determined later in the approval process. Landowner liability is a concern regarding this aspect. Objective IV - B: Prevent degradation of the marine environment. -156- • 1 INI'OWALI RESIDENTIAL COMTY ' raft Environmental Impact State eaC ' Policy IV -B(1): Enhance water quality to provide high- quality ocean recreation ' opport Implementing Action IV- B(1)a: Regularly monitor the water quality at key ocean ' recreation sites. Discussion: As noted in Section 4.5 and 4.6, NKDG will conduct periodic groundwater and marine monitoring and testing of the andrialine pond (near Kua Bay on parkland) 1 and nearshore ocean water. ' State Historic Preservation Functinnal Plan Almost all of the policies and implementing actions in the State Historic Preservation Functional Plan are directed at State agencies, especially the Department of Land and ' Natural Resources (DLNR). An archaeological inventory survey of the project site has been completed. The Historic Preservation Division (HPD) has approved the significance evaluations and the general mitigation plans. Additional work will ' provide specific data recovery and preservation plans for the review and approval of the HPD. (Refer to Section 4.10) The project Master Plan includes preservation areas for important natural features and significant archaeological sites. ' State Health Functinnal Plan ' The State Health Functional Plan focuses primarily on public health programs under the jurisdiction of the State Health Department. Several of the implementing actions relate to operating Department of Health permit programs to which the proposed project ' is subject. These include reviewing private wastewater treatment systems, discharges to the air or groundwater, new sources of drinking water, and air conditioning /mechanical ventilation systems for buildings that are used by the public. The proposed project will comply with all necessary permit requirements of the Department of Health and take measures to prevent degradation to water quality. $t to Water Resnurces Development Functional Plan This functional plan primarily affects State operations. The proposed water supply for this project is discussed in Sections 2.9 and 2.10. ' . State Agriculture Functinnal Plan ' The entire project site is not considered suitable for cultivation, and therefore not designated as important land on the ALISH maps. Consequently, the implementing actions of the State Agricultural Plan do not pertain to the proposed project. 1 The remaining functional plans — State Educational Functional Plan, State Higher Educational Functional Plan, State Employment Functional Plan, State Human Services ' Functional Plan — are directed at governmental agencies and are not directly relevant to the proposed project. -157 - r ' L 17g1/PC INI'OWALI RESIDENTIAL C ITY •Final Environmental Impact Sta ent• ,. • ota 1 6.3 COUNTY OF HAWAI'I GENERAL PLAN 1 The County General Plan LUPAG map currently designates the project site as Conservation and Open Area. The proposed General Plan amendment requests a change in designation front Conservation to Urban Expansion. The following discussion provides an assessment of how the proposed project conforms to and implements the pertinent objectives and policies of the General Plan. Economic Development The County of Hawai'i shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. The County of Hawai'i shall encourage the continuing development of the retirement industry. Discussion: The proposed development will be marketed to, and is expected principally t to be composed of older families. The projected buyer markets include Hawaii and western U.S. residents seeking a primary home in West Hawai'i, other U.S. residents seeking a retirement home, and other U.S. and foreign residents seeking a second home. Environmental Quality ' The County shall encourage the State to establish air and water quality monitoring stations in areas of existing and potential growth. Discussion: Projected traffic volumes are not expected to generate air quality impacts which will exceed State or National EPA standards for carbon monoxide concentration. Carbon monoxide is the only one of the regulated air pollutants likely to be sufficiently concentrated to pose a potential health hazard to residents of the area. NKDG will establish stations for periodic monitoring of the groundwater, anchialine pond and nearshore ocean makai of the project site. ,Flood Control and Drainage - 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. Discussion: The developer, NKDG, will be responsible for constructing all drainage , improvements on -site, as well as for the access roadway connecting to Queen Ka'ahumanu Highway. There will be no effect on off -site drainage conditions as a result of this project. - 158 - • 1 liINI'OWALI RESIDENTIAL CO 1C ' Draft Environmental Impact State • Historic Sites 1 The County of Hawai'i 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. Discussion: An archaeological reconnaissance survey has been conducted by a team ' from Bishop Museum, and its findings and recommendations have been submitted to the State Department of Land and Natural Resources (DLNR) Historic Preservation Division for review and approval. A historic preservation mitigation plan will be 1 formulated prior to construction, per DLNR Administrative Rules (Refer to Section 4.10). ' Natural Beauty The County shall consider structural setback from major thoroughfares and highways and shall establish development and design guidelines to protect important view ' planes. Discussion: A setback area of 150 feet from Queen Ka'ahumanu Highway is proposed to 1 remain as Open Area. Landscaping along the makai portion of the setback is anticipated. Natural Resources and Shoreline The County shall encourage the public and private agencies to manage the natural resources in a manner that avoids or minimizes adverse effects on the environment ' and depletion of energy and natural resources to the fullest extent. Encourage the use of native plants for screening and landscaping. ' Discussion: The project's master plan and specific design plans attempt to minimize adverse environmental effects and depletion of resources caused by development through a variety of means. Measures to be implemented include: large natural buffer ' areas, preserve zones, dual water system, IPM program, extensive landscaping with native plants and xeriscaping. housing GOAL: Attain a diversity of socio- economic housing mix throughout the different parts 1 of the County. GOAL: Maintain a housing supply which allows a variety of choice. 1 The County shall encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. -159 - 1 • S INI'OWALI RESIDENTIAL CO ' •Final Environmental Impact Stat ent• • or 1 The County shall work with, encourage, and support the private sector efforts in the provision of affordable housing. ' Discussion: The proposed development will provide a total of 900 to 1,100 units of single-family and multi - family residential units. Project - developed homes will be high t quality market -priced units with the recreational amenities of a golf course and tennis facility. The developer, NKDG, will also develop, or participate in developing with . other developers or government agencies, the construction of affordable homes, as 1 required. Public Utilitiec Water. A systematic program by the County, State, and private interest shall identify sources of additional water supply to ensure the development of sufficient quantities of water for future needs of high growth areas. 1 Discussion: Dual potable and non - potable water systems will be developed to meet the project's water needs. NKDG proposes to develop brackish water wells' and a ' desalinization plant to produce its potable water. The existing aquifer system has adequate capacity to serve potable and non - potable water requirements of the existing and proposed projects within the aquifer region (Refer to Sections 2.9, 2.10 and 4.5). 1' Sewer. Private systems shall be installed by land developers for major resort and other developments along the shorelines and sensitive higher inland areas, except where ' connection to nearby treatment facilities is feasible and compatible with the County's long range plans, and in conformance with State and County requirements. Discussion: NKDG proposes to construct a private wastewater treatment facility on its ' site (Refer to Sections 2.1.8 and 4.16.3). Recreation Public access to the shoreline shall be provided in accordance with an adopted program of the County of Hawaii. Discussion: The exchange deed specifies that should the project site be developed for any of the permitted uses, the landowner shall construct a public roadway from Queen ' Ka'ahumanu Highway to the Kua Bay area and public park facilities. This is subject to the landowner obtaining all applicable State and County approvals and permits. The roadway and improvements may be considered in satisfying all or part of any such ' requirements which may be imposed by the State Land Use Commission and /or the County of Hawaii. In the event that the State constructs the public access roadway and the park facilities, NKDG shall reimburse the State for the full cost of the roadway and park facilities in an amount not to exceed the maximum sum of $2,500,000. 1 • - 160 - 1 1�INI'OWALI RESIDENTIAL CO TY ' Draft Environmental Impact State • y e 1. Transportation Thorougl}fares and Streets. The County shall investigate various methods of funding road improvements, including private sector participation, to meet the growing ' transportation needs of the island. Discussion: NKDG will fund the cost of connection of its access road intersection with Queen Ka'ahumanu Highway. NKDG is interested in mitigating those traffic impacts caused directly by the proposed project. ,Land Use ' 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 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. (Proposed updated policy]. Single Family Residential. The County shall encourage more innovative uses of land ' with respect to geologic and topographic conditions through the use of residential cluster and planned unit developments. The clustering of residential units in sloping areas is a means of minimizing grading and drainage problems, preserving the natural 1 appearance of the topography, preventing strip development, and making optimum uses of the terrain for buildings and open space. Multiple Residential. 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, recreational and cultural facilities, and public facilities and utilities. ' Open Space. Protect designated natural areas. ' Discussion: The project site has locational advantages which make it appropriate for designation for urban land use. The site is adjacent to the Kaupulehu /Kona Village /Kuki'o Resort Node, a prospective major resort destination area. Hence, the project conforms with the County General Plan policies of having housing and support 1 areas in close or reasonable proximity to sources of employment. The project is accessible by major road networks, and hence readily accessible to other regional support ' communities /functions (e.g., Kawaihae port facilities, Waimea agricultural resources, Kailua -Kona commercial and office facilities). ' Since the site is presently vacant, a well - planned community can be started from "scratch ". Its size (388 acres) and approximately rectangular shape also lend themselves 1 -161 - 1 fik NINPOWALI RESIDENTIAL CO )JNIT1l •Final Environmental Impact Stat nt• • o • 1 to a well - planned community. The site is also buffered by State lands to the south, west and east. The State lands to the west and south are planned to become a portion of a ' wilderness regional park. Because the project site adjoins the resort node, the opportunity for a major interchange nearby exists without making another major break into the Queen Ka'ahumanu Highway. Furthermore, because of the burgeoning resort ' activities on the makai side, this new community would not create an appearance of an isolated community with no visual or functional relationship to existing or planned resort uses. Given the land ownership pattern in this area, the potential for similar ' proposals would be diminished. Much of this area is controlled or owned by the State. Furthermore, the areas around Kawaihae are controlled largely by trusts, the State, or the Department of Hawaiian Home Lands. Opportunities to accommodate reasonable ' urban development in the area become somewhat less likely. From a regional context, this development can help reduce the pressure for urbanizing some of the better agricultural lands in Waimea. The proposed project will not generate unnecessary public infrastructural burdens. The proposed project is projected to be a net revenue source for State and County governments. Tax revenues will greatly exceed public service and infrastructure costs (Refer to Section 4.15.4). 1 In planning the residential areas of the project and the golf course, consideration of the natural slopes and features in the topography have been respected. Clustering of ' dwelling units in most sections of the projects will preserve the open space character. 6.4 HAWAII COASTAL ZONE MANAGEMENT PROGRAM The objectives of the Hawai'i Coastal Zone Management Program, Section 205A -2, HRS, are to protect valuable and vulnerable coastal resources such as coastal ecosystems, special scenic and cultural values, and recreational opportunities. The objectives of the program are also to reduce coastal hazards and to improve the review process for activities proposed within the coastal zone. ' The entire project site is within the Special Management Area and will require the County of Hawai'i approval of a Special Management Area Use permit. The following are the applicable objectives of the Hawaii Coastal Zone Management Program and an , assessment of how the proposed project relates to them. A. Historic Resources Objective 1 Protect, preserve, and where desirable, restore those natural and man -made historic and pre- historic resources in the coastal zone management area that are significant in , Hawaiian and American history and culture. Discussion: As noted in Section 6.1.1, a comprehensive archaeological inventory survey , has been done for the project site. Recommendations for data recovery, preservation, and interpretive development will be reviewed by the State Historic Preservation Office. Appropriate actions will be taken to preserve significant resources. 1- - 162 - ' 1 I INI'OWALI RESIDENTIAL CO ITY Draft Environmental Impact State • 1 B. Scenic and Open Space Resources Objective 1 Protect, preserve and, where desirable, restore, or improve the quality of coastal scenic and open space resources. 1 Discussion: The project includes undisturbed open space around the periphery of golf fairways, along the highway setback, and at the cinder cone; an 18 -hole golf course; a ' driving range; tennis center; and a park. This open space and outdoor recreational area represents approximately 65 percent of the total 388 -acre site. See also the earlier discussion of General Plan objectives and policies related to the natural environment, I and to culture and recreation. C. Coastal Ecosystems Objective 1 Protect valuable coastal ecosystems from disruption and minimize adverse impacts on all coastal ecosystems. ' Discussion: The project is located over 1,000 feet from the coast. Storm water runoff will be controlled on the site at drywells and golf course turf areas. Due to the extreme porosity of the soil and geology of the site, there will be negligible off -site runoff I generated by the project. Runoff will be absorbed on -site as groundwater, and groundwater flows underground to the ocean. It is expected that groundwater seepage at the shoreline will have little potential for creating adverse water quality effects on the I ocean. Any fertilizers or pesticides leached into groundwater will have to travel thousands of feet to reach the shoreline, where they will then be mixed and dispersed (Refer to Section 4.6.1). Mitigative measures include Integrated Pest Management and I utilization of slow - release nitrogen fertilizer to minimize potential impacts. D. Coastal Hazards Objective 1 Reduce hazard to life and property from tsunami, storm waves, stream flooding, erosion, and subsidence. ' Discussion: The project site is located over 1,000 feet from the shoreline and outside of the 100 -year and 500 -year flood hazard areas as defined by the Federal Emergency Management Agency, Flood Insurance Rate Map. Stream flooding of residential areas ' will not occur on the project site, nor will the site be affected by storm waves or tsunami. It is not necessary to undertake measures to avoid flood hazards at this development (Refer to Section 4.7). 1 6.5 SPECIAL MANAGEMENT AREA RULES AND REGULATIONS OF THE 1 COUNTY OF HAWAII The Special Management Area (SMA) extends along Queen Ka'ahumanu Highway in I the area of the project. The entire project site is located within the SMA. The County Planning Department and County Council will review this proposed development, ' -163 - 1 N• INI'OWALI RESIDENTIAL CO > NITY Final Environmental Impact Stat ent• • • 1 which is located in the Special Management Area, according to the County's rules and guidelines. These guidelines are derived from Section 205A -26, HRS. The consistency of the proposed project with the guidelines are discussed below. 9 - 7(A.) The Council shall seek to minimize, where reasonable: (1.) Dredging, filling or otherwise altering any bay, estuary, salt marsh, river mouth, slough or lagoon; (2.) Any development which would reduce the size of any beach or other area usable for public recreation; (33 Any development which would reduce or impose restrictions , upon public access to tidal and submerged lands, beaches, portions of rivers and streams within the special management area and the mean high tide line where there is no beach; (4.) Any development which would substantially interfere with, or detract from, the line of sight toward the sea from the State highway nearest the coast; (5.) Any development which would adversely affect water quality, existing 1 areas of open water free of visible structures, existing and potential fisheries and fishing grounds, wildlife habitats, or potential or existing agricultural uses of land." Discussion: There is no shoreline associated with the project site, which is located • approximately 1,000 feet from the coast. With development of the project, a new 60 -foot wide public access roadway will be built to the beach park area. As discussed in Sections 4.5 and 4.6, the project will not have an adverse effect on groundwater and ocean water quality. With respect to line of sight views toward the sea from the Queen Ka'ahumanu Highway, some views of the completed project features will be noticeable. However, the height of no building on the site will exceed 45 feet from finished grade. View planes toward the ocean from the highway will be maintained as much as possible as an asset for the public, as well as the future residents. 9 -7(C.) All development in the Special Management Area shall be subject to reasonable terms and conditions set by the Council in order to ensure that: (1.) Adequate access, by dedication or other means, to publicly owned or used beaches, recreation areas, and natural reserves is provided to the extent consistent with sound conservation principles; (2.) Adequate and properly located public recreation areas and wildlife 1 preserves are reserved; 1 1 - 164 - 1 1 11-INI'OWALI RESIDENTIAL COMITY 4 4 aft Environmental Impact State • ' Disc ssion: The proposed project will generally be consistent with the above - stated 1 policy. With the project's development, NKDG is required to provide an improved access road to the coastal area makai of the project site which the State plans to develop as part of a shoreline wilderness park. I (3.) Provisions are made for solid and liquid waste treatment, disposition, and management which will minimize adverse effects upon special 1 management area resources; Discussion: Wastewater treatment off -site is discussed above in Section 6.1.1 (Also refer 1 to Sections 2.1 and 4.5). Solid waste will be disposed of by a private contractor at a County landfill. I (4.) Alterations to existing land forms and vegetation, except crops, and construction of structures shall cause minimum adverse effect to water resources and scenic and recreational amenities and minimum danger of I floods, landslides, erosion, siltation, or failure in the event of earthquake. (5.) Adverse environmental or ecological impacts are minimized to the extent practicable; and 1 (6.) The proposed development is consistent with the objectives, goals, policies, and standards of the General Plan. I Discussion: Scenic resources will be preserved where practical, consistent with the vegetation clearing, grading, and re- landscaping necessary for a quality residential community. Native plant species will be utilized as part of the landscape plan to minimize irrigation water demand and harmonize with the natural surroundings. About 65 percent of the total project site will comprise of open or recreational spaces. I These recreation space uses include an 18 -hole golf course, driving range, putting green, swimming pool and tennis center, to which the public will have access. I Unavoidable adverse environmental effects that will occur in this area include: soil erosion, vegetation clearing, wildlife disturbance, traffic, construction noise, and dust and exhaust emissions, topography modifications, automobile emissions, negligible • noise impacts, minimal fertilizer and pesticide leaching, and archaeological resource disturbance. There will also be short -term and long -term visual impacts. All of the above adverse effects will be minimized to the maximum extent practicable through the implementation of mitigative measures specified in Section 4. I 6.6 COMMUNITY /REGIONAL PLANS I Several community or regional plans have been written for the region which includes the project site. The most recent, the West Hawaii Regional Plan (Office of State 1 Planning 1989), is the most comprehensive work which responds to the rapid rate of development in the region. 1 -165 - 1 NINI'OWALI RESIDENTIAL CO LAITY ' *Final Environmental Impact Stat nt• 1 West Hawaii Regional Plan. The following are the applicable Strategies and Actions and an assessment of how the proposed project relates to them. Strategy -- Resort Destinations Nodes Cluster resorts in "Resort Destinations Nodes" in the following areas: 1. Mauna Kea Resort Node 2. Mauna Lani /Waikoloa Resort Node 3. Kaupulehu /Kona Village /Kuki'o Resort Node 4. Keahole - Keauhou Resort Node Actions: • Develop the concept of Resort Destination Nodes as "employment centers." • Identify other ancillary activities and services which support the concept of Resort Destination Nodes serving the employment generation centers. • Provide economic incentives for private sector involvement in financing and developing social and physical infrastructure systems. • Use the defined Resort Destination Nodes as a basis for developing State positions_ on . land use petitions before. the Land Use Commission. • Conduct a study of cumulative fiscal, social, and environmental impacts of resorts to determine the optimal size for Resort Destination Nodes. Discussion: The project site is located adjacent to the south of the Kaupulehu /Kona Village /Kuki'o Resort Node. Thus the project is positioned to take advantage of the efficiencies of resort co- location for financing and developing physical infrastructure systems and public services. The cumulative fiscal, social, and environmental impacts of the Manini'owali Residential Community in the context of regional resort development are discussed in Section 4.18. Strategy — Support Communities ' Designate and develop appropriate primary and secondary support communities to house employees working at the Resort Destination Nodes and other employment generators in the West Hawaii region. Actions: • • Where feasible, coordinate development efforts with the private sector and governmental agency developments. • Encourage the County and residential developers to provide residential support facilities and programs that will foster a sense of community. Discussion: NKDG has an interest in developing primary and secondary support communities to house employees of its development and other resorts and area employment generators. NKDG will cooperate with the State and County governments in developing, or participate in developing with others, appropriate affordable homes for employees. The number of homes and their precise location will be determined later in discussions with State and County officials. -166- ' 1 ' MoNI'OWALI RESIDENTIAL COM e aft Environmental Impact State 1 1 Strategies -- Outdoor Recreation Resources Protect from conflicting uses those areas necessary for providing parklands, wilderness, 1 and beach reserves, areas of value for recreational purposes, and other related activities. Action: ' • Establish more public parks or park reserves in places with high outdoor recreation resource potential. Sites recommended for new public parks include... Manini'owali Beach (Kua Bay). 1 Discussion.: At the initiative of NKDG, it exchanged its Awake'e land with the previously State -owned Manini'owali parcel. The public benefit of the exchange I resulted in State ownership of a more consolidated parcel of oceanfront land on which to establish a shoreline wilderness park. NKDG, as a condition of the land exchange will participate in constructing a new shoreline access road and park facilities, pending I receipt of all necessary approvals for their project. Strategies—Heritage Resources Recognize and protect scenic areas, natural landmarks, open space, and viewsheds as I amenities that: improve the quality of life of Hawaii's residents; support the visitor industry; and influence land use patterns. I Identify and manage areas of cultural importance in ways that enhance and promote an appreciation of our cultural heritage. I Actions: • Designate ... Awake'e for its prominent Pu'u Kuili and the anchialine pond complex together with its relationship to adjacent proposed park areas at ' Makalawena and Manini'owali... as Heritage Areas. • Evaluate the potential impact of land use proposals on the visual quality of the landscape, including the view plane and open space considerations. I • Protect views afforded from Queen . Ka'ahumanu Highway and from the shoreline. I Discussion: NKDG, in its land exchange with the State, furthered the objective of preservation of important cultural resources on the Awake'e site. The project site at Manini'owali also contains some burials, a smaller volcanic cinder cone, and some I culturally- significant archaeological remains which will be preserved per DLNR review and approval. View planes from Queen Ka'ahumanu Highway to the shoreline will be preserved where practical. 1 Strategies — Public Access Support the Na Ala Hele trail system or other access system that is coordinated and comprehensive. - 167 - 1 NINI'OWALI RESIDENTIAL CO Y •Final Environmental Impact Stat e nt• e * 1 Encourage the continued provision of public shoreline access for developments along the coastline. ' Enhance public access through State -owned lands and increase public awareness of available public accesses. Actions: • Support the implementation , of a Statewide trail and access. system. • Conduct a comprehensive study to identify areas for public shoreline. access. Until such time that a study is completed, applicants for development permits and approvals shall be required by the regulatory agencies to identify areas of • high and moderate recreation value to include, but not limited to: shoreline fishing; spear fishing; and ingress and egress for scuba diving, snorkeling, board surfing, and windsurfing. Discussion: Should this project proceed, NKDG will constrict an improved roadway and beach park facilities in coordination with the State. Manini'owali Beach, although seasonal, is considered one of the best swimming beaches on the Big Island, according to John Clark, author of Beaches of the Big Island. The project will have no effect on the shoreline trails on coastal lands makai of the site which will integrate with the State Na Ala Hele's demonstration trail Ala Kahakai. Of the trails found on the project site, NKDG is committed to preserving a trail extending makai of the cinder cone (pu'u), as recommended by the archaeological team that conducted a reconnaissance survey of the site. Remnants of other historic trails will be preserved to the extent practical by incorporating them with planned open spaces to be left with their natural vegetation. However, clearing and grading of land for golf course and residential development will probably affect some of these inland trails. Strategies — Water Quality Ensure the high quality of the groundwater is maintained. Ensure that the high quality of the region's nearshore and coastal wasters is maintained as assets for recreation, the economy, and natural biological systems. .. Actions: • Adopt the Department of Health's draft groundwater protection strategy. • Expand the Department of Health's water quality monitoring program to include toxic monitoring, biomonitoring, and biosurveys. Discussion: The potential for surface water pollution is negligible on this site due to the extreme porosity of the soil and underlying geology. Stormwater runoff will be directed to open turf areas on the golf course, and to drywells scattered throughout the site. Runoff will eventually become groundwater, and groundwater flows underground and eventually seeps into the ocean at the shoreline. NKDG will provide for groundwater, pond and ocean monitoring as required by DOH (Refer to Sections 4.5 to 4.6.). 1 -168 1 1 1 IiINI'OWALI RESIDENTIAL COMITY _ aft Environmental Impact State • 1 Strategies- -Job Training and Employment Services I Support the continued coordination of effective services which meet both employer and employee labor shortage needs. One -stop service centers, collocation of existing services, mall -front job help stores, a DLIR quick response team, job fairs, recruitment fairs, 1 literacy support groups, and other timely outreach efforts should be considered for application in the West Hawai'i region. I Actions: • Leverage private sector funds and commitment to develop and participate in employment training programs. I • Assist in retraininglupgrading programs for existing employees to facilitate hiring of residents for upper level positions. • Identify, encourage, and develop innovative transportation programs to I facilitate efficient on- island access to the job market from labor surplus areas. • Establish links between the schools, educational support services, and private sector economic development proposals to streamline hiring of existing 1 residents in quality jobs. D NKDG has an interest in promoting job training and employment services, I and. expects to work closely with the County .. government in ways that they may be • mutually supportive. The developer concurs in the need to place local residents into upper level positions of responsibility, as well as in the development of an efficient transportation program to serve the needs of employees working off -site of the 1 development. Strategy — Public Safety I Coordinate State and County efforts to provide increased services to address the projected public safety needs. 1 Actions: • Support County efforts to expand fire and police services in West Hawaii. • Encourage all firefighting units and land - owners to improve and expand their I capabilities and prevention efforts to deal with wildfires in West Hawai'i. Discussion: The Manini'owali Residential Community will hire its own security 1 personnel. In emergency situations only will it call on the police. The development will include a system of fire hydrants and a water storage system, designed according to the County's standards, to be used in fighting fires. 1 Strategies- Energy and Power Facilities: Minimize the negative impact of changes in the fuel and power generation and delivery systems on existing and new communities of residents and visitors. I Minimize the resorts' impact on energy supply. 1 Encourage the use of climate- appropriate architecture, vegetation, and landscaping. 1 -169- 1 S INI'OWALI RESIDENTIAL CO NTTY , *Final Environmental Impact Stat nt• • 1 Minimize transportation fuel consumption. Action: 1 • Actively support efficient transportation methods for residents, visitors, and resort workers, such as buses, safe . bicycling routes, van pooling, and car pooling, to minimize traffic and fuel supply problems. , Discussion: The Manini'owali Residential Community will be using climate- appropriate architecture incorporating energy efficient technology and design, and appropriate vegetation and landscaping to moderate climatic effects. Working with the County, it hopes to participate in fording and encouraging energy efficient methods for 1 transporting employees to their place of work. Strategies- Sewage Disposal Systems: Provide sewage disposal systems that will foster continued regional growth. 1 Ensure that the high quality of offshore and coastal waters and the groundwater are maintained. Action: • Include buffer zones and disclose possible public exposure to the effluent in proposals to reuse sewage effluent. • Ensure compatibility between adjacent land uses and the siting of, and zoning for, sewage treatment plants. • State and County land use planning agencies should require the utilization of low -water consumption toilets and other appliances, explore the viability of waterless toilet systems, and encourage recycling wastewater for irrigation. Other measures to reduce wastewater generation should be developed and evaluated. Discussion: NKDG will construct its own on -site wastewater treatment facility. The secondary treatment system of the type under consideration will not present an odor nuisance. Odor control measures will be employed in designing the wastewater treatment plant. Treated wastewater effluent will be diluted and used for irrigation of , the golf course. Landscaped areas around residential areas will be irrigated with brackish water only. Other Community and Regional Plans: No regional plan has been prepared for South Kohala. However, regional plans have been prepared for nearby communities: North Kohala Community Development Plan (Phillips Brandt Reddick, November 1984). This plan makes numerous references to the employment opportunities and economic base which the South Kohala resorts provide for North Kohala residents. The South Kohala job opportunities filled the gap left by the dosure of North Kohala sugar plantations. In turn, the South Kohala resorts have depended upon North Kohala as a -170 1 1 ' >iTINI'OWALI RESIDENTIAL CO ITY waft Environmental Impact State • s 1 source of employees. The plan mentions that a certain amount of additional residential ' housing is expected in North Kohala for visitor industry employees. The plan also mentions the need for expanded public bus service between North Kohala towns and the South Kohala resorts. 1 Kona Regional Plan (County of Hawaii Planning Department, November 1983). This plan acknowledges the interdependence, as well as the competition, between the Kona ' and South Kohala visitor facilities. Opportunities for industrial growth north of Kona would be fueled by the expanding South Kohala Resorts. The South Kohala resorts would also generate direct and indirect employment opportunities for Kona residents. Waimea Design Plan (Philips Brandt Reddick, May 1984). This plan makes one brief mention of the prospects for continued growth in the town due to the resort developments on the coast. 1 1 1 1 1 1 1 1 1 1 1 -171- 1 1 • • 1 1 1 1 1 1 1 1. 1 1 1 1 1 1 1 1 SECTION 7 — Unresolved Issues 1 I •.NINFOWALI RESIDENTIAL COTNITY a •Final Environmental Impact State ent• • 1 1 7.0 SUMMARY OF UNRESOLVED ISSUES During the past year, public informational meetings and individual interviews have provided substantial input of issues and c realtive to the proposed development ' of the Manini'owali Residential Community. All of the issues raised have been addressed in this Final Environmental Impact Statement, although several issues may I be considered as unresolved at present. These issues are listed below, along with a brief discussion regarding the difffernt opinions that exist on these issues. I 1. State Park Access Route - The ultimate alignment of the proposed access route to the new State shoreline park at Manini'owali Beach and Kua Bay has yet to be determined. The current routing is based on decisions made following a series of I discussions with State Parks officials, and the final alignment must be approved by the County and State. Actual park planning by the State has yet to begin, and the shoreline access route will be planned as part of this process. An upcoming workshop sponsored I by North Kona Development Group (NKDG) will help to facilitate the beginning of the park planning process. 2. Affordable Housing - The residential community planned at Manini'owali does I not include on -site affordable housing units. NKDG fully intends to participate in the development of affordable housing in the region, either through direct development at - an appropriate site or contribution of its fair share of funds dedicated towards - development of affordable housing. 3. Brackish Water Wells on State Lands - NKDG has formally requested the use of I State land mauka of its site on Manini'owali and Awake'e for development of six brackish water wells. Preliminary discussions are being held with State officials regarding this proposed use. NKDG proposes to utilize the brackish water partly for ' domestic use after deslinization, and partly for irrigation use. 4. Intersection with Queen Ka'ahumanu Highway - The proposed project will I require a connection with this highway for access, howvever, it is understood that there are plans to upgrade the highway to a limited- access freeway with •frontage roadways and regional interchanges serving nearby development. The location of an interchange for I the Kukio /Kaupulehu node has not been determined at this time. For the interim period until the highway improvements are planned, designed and constructed, an at- grade channelized intersection is planned to allow access. It is impossible for NKDG to I analyze the future condition of the roadway network until a pending DOT planning study is completed. 5. On - Site Burial Preservation Measures - Following the recommendations of the ' Hawai'i Island Burial Council, NKDG proposes in -situ preservation for all burials on their land. The dimensions of buffers for construction and long -term maintenance will be decided by the DLNR -HPD, and the Council and the County at a later point in the ' approval process. 1 1172 1 1 • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 SECTION 8 — Consulted Parties, List of Preparers,. Comments and Responses 1 ' **Final RESIDENTIAL CONITY •Final Environmental Impact Sta nt• • ' 8.0 CONSULTED PARTIES, LIST OF PREPARERS, COMMENTS AND RESPONSES t This section includes lists of the various agencies, individuals, and organizations who have been consulted for the preparation of the Draft EIS and the Final EIS, the names of preparers and technical consultants who have contributed to producing this document, and the ' comments and responses to the Notice of Preparation / Environmental Assessment and the Draft EIS. 8.1 LIST OF AGENCIES AND INDIVIDUALS CONTACTED IN PREPARATION OF THE ENVIRONMENTAL IMPACT STATEMENT (EIS) The following list includes governmental agencies, individuals, and organizations who have been contacted as part of the planning and analysis process for the preparation of the ' Draft EIS and the Final EIS. County of Hawai'i • • Planning Department • Department of Parks and Recreation • Hawa'i'i County Fire Department - Kailua -Kona Station State of Hawai'i • Department of Transportation - Highways Division • Department of Land and Natural Resources Historic Preservation Division Division of State Parks Division of Water and Land Development Division of Land Management ' Division of Forestry and Wildlife /Na Ala Hele Program Public Utilities ' • Hawaii Electric Light Company, Inc. Organizations ' • Hawai'i Island Burial Council • American Lung Association - West Hawai'i Branch • Na Ala Hele ' 173- 1 � ANINPOWALI RESIDENTIAL C UNITY • •Final Environmental Impact St ent• e Individuals • Bobby Camara ' • Hannah Kihalani Springer • Michael Tomich • • • 1 • • 1 1 ' • • 1' 1 1 • 1' 1 1 1 1 • 1 - 174 - 1 1 �NINPOWALI RESIDENTIAL CO UNITY ' •Final Environmental Impact Stat4lAent• ''' 8.2 LIST OF PREPARERS OF DRAFT EIS ' This Environmental Impact Statement has been prepared by the planners and environ- mental analysts at GROUP 70 INTERNATIONAL, INC. Architects • Planners • Interior Designers, 924 Bethel Street, Honolulu, Hawaii 96813, Telephone (808) 523 -5866. The staff involved in the preparation of this document included: I Francis S. Oda, AIA, AICP Chairman of Group 70 Jeffrey H. Overton, AICP Project Manager /Senior Planner Yukie Ohashi Planner I Terry L. Hildebrand, AICP Planner Edith Masaki Graphics Kathy Hida Graphics 1 Wendy Reeves Production I Several technical consultants were employed to provide specific assessments of environmental factors for this project. These consultants, their company affiliation (if any), and their specialty are listed below: ' Clarence Tanonaka, P.E. Park Engineering Civil Engineering Cris Takushi Park Engineering Civil Engineering John Stubbart Waimea Water Services Water Supply I Steve Bowles Waimea Water ( Services Water Supply Gordon L. Dugan, Ph.D. Consultant Storm Water Runoff Charles L. Murdoch, Ph.D. Murdoch & Green Fertilizer /Pesticides ' ' Richard E. Green, Ph.D. Murdoch & Green Fertilizer /Pesticides Patrick Sullivan, Ph.D. Oceanit Laborat ries, Inc. Marine Environment/ Groundwater Impact I Winona P. Char Char and Associates Botany Phillip Bruner Consultant Wildlife Jeff Pantaleo B. P. Bishop Museum Archaeology I Ronald Darby, P.E. Darby & Associates, Inc. Noise Barry D. Neal, C.C.M. B.D. Neal & Associates Air Quality Randall Okaneku, P.E. The Traffic Ma agement Traffic Assessment I Consultant Berna Cabacungan Earthplan Socio - Economics Issues Michael P. Mays Earthplan Demographics /Community I John Clark John Zapotocky Earthplan Ocean Recreation Consultant Fiscal /Marketing 1 1 ' -,� 175 - 1 � NINI'OWALI RESIDENTIAL CC♦ UNITY ' •Final Environmental Impact Sta ent• • 6 8.3 CONSULTED PARTIES FOR NOTICE OF PREPARATION / ENVIRONMENTAL ' ASSESSMENT AND THE DRAFT ENVIRONMENTAL IMPACT STATEMENT ' Listed below are the agencies and organizations consulted in the preparation of the Draft EIS. The table indicates with an "X" those who submitted written comments or letters ' stating they have no comments. This is followed by their comment letters and the responses of the applicant's planning consultant. Comments Comments ' on N.O.P.* on Draft EIS A. FERAL AGENCIES , • Department of the Army U.S. Army Engineer District — X ' Department of the Navy — X B. STATE LEGISLATORS . ' Senator Andrew Levin — — Senator Richard Matsuura — — ' Senator Malama Solomon — — Representative Jerry Chang — — Representative Harvey Tajiri — — ' Representative Wayne Metcalf — X Representative Dwight Takamine — ' - — Representative Virginia Isbell — — ' Representative Mike O'Kieffe — — C STATE AGENCIES Office of State Planning — X BLNR Chairman William Paty • .. X X DLNR /Historic Preservation Division — X ' DLNR /Division of Forestry and Wildlife X X DLNR /Division of Water and Land Development — — DLNR/Division of State Parks — — ' DLNR /Division of Land Management X — Department of Agriculture X X Department of Defense, ' Hawaii Air National Guard X Department of Education X X Department of Health X X ' Department of Transportation X X Department of Budget and Finance, Housing Finance and Development Corporation X X ' -176- ' 1 �NINPOWALI RESIDENTIAL CO NITY ' •Final Environmental Impact Sta nt• . 4 * 1 ', - Comments Comments ' on N.O.P.* on Draft EIS C. STATE AGENCIES (CONT..) I Department of Business and Economic Development, X X Land Use Commission I Department of Business and Economic Development, Energy Division — X University of Hawaii, Environmental Center — X I Department of Accounting and General Services, X X Division of Public Works Office of Environmental Quality Control X X I Office of Hawaiian Affairs — — D. COUNTY COUNCIL ' Mr. Russell S. Kokubun, Chairman — — Mr. James Arakaki — — ' Mr. Brian De Lima Mr. Takashi Domingo — — — Ms. Helene H. Hale — X Ms. Merle K. Lai, Vice - Chairwoman — — I Mr. Robert H. Makuakane Mr. Harry S. Ruddle — Mr. Spencer K. Schutte — — I E. COUNTY AGENCIES I Office of the Mayor X Civil Defense Agency — — — Planning Department X X I Department of Water Supply X X Department of Public Works — Departments of Parks & Recreation X • - I Department of Human Services _ — Office of Housing and Community Development I Police Department X X Fire Department X — 1 1 I I I 1 177 - . 1 � NINI'OWALI RESIDENTIAL CUNITY , •Final Environmental Impact St ent• . i - Comments Comments ' ' nn N.O.P.* an Draft EIS ' F. COMMUNITY ORGANIZATIONS Alu Like, Inc. — — ' American Lung Association of Hawai'i X — Hawai'i Island Board of Realtors — — Hawai'i Island Chamber of Commerce — — ' Hawai'i Island Contractors Association — — Big Island Business Council — — Hawai'i Island Economic Development Board — — , Hawai'i Visitors Bureau, Big Island — — Hawai'i Leeward Planning Conference — — Hawai' i Conference Foundation — — • Japanese Chamber of Commerce and Industry — — Kona Board of Realtors — — Kona Farm Bureau Federation — — ' Kona - Kohala Chamber of Commerce — — Life of the Land X — West Hawaii Sierra Club X X ' Hawai'i Audubon Society — Greenpeace Hawai'i X — Native Hawaiian Legal Corporation — — ' Na Ala Hele — — Public Access Shoreline Hawai'i — — Sierra Club Legal Defense Fund, Inc. — — ' G. INDIVIDUALS Keola Childs X — 111 Mark van Pernis X H MISCELLANEOUS , Hawaiian Electric Light Company — X GTE Hawaiian Telephone — — ' The Gas Company, Inc. — — *N.O.P. stands for Notice of Preparation ' 1 1 -178- . ' 1 , I 1 "OHM IVIHEE • '�i AIRPERSON,BOARD0CTtj RE GOVERNOR 1 b .1< I 1q -n�. (LIMA A. PIIANAIA b �K'".r D EPUTY TO THE CHAIRPERSON It' � T.1 t(�-, 0 State of FAX: 548 -6100 1 U [� Mailing Address: t i DEPARTMENT OF AGRICULTURE P. O. Box 22159 V 1428 So. King Street Honolulu, Hawaii 96823.2159 1 I � 1y � ' � ? Honolulu, Hawaii 96814 -2512 ,JMITE 1 July 1 1991 1 Mr. Jeff Overton Group 70 Limited I 924 Bethel Street Honolulu, HI 96813 1 Dear Mr. Overton: Subject: Environmental Impact Statement Preparation Notice I (EISPN) Maniniowali Residential Community, North Kona, Hawaii Applicant: North Kona Development Group TMK: 7 -2 -04:17 Area: 388.057 acres 1 The Department of Agriculture has reviewed the subject document and has the following comments. 1 The applicant proposes to develop a resort -style residential community immediately makai of Queen Kaahumanu Highway at Maniniowali, North Kona, on the island of Hawaii. Elements of this I resort -style development include an 18 -hole golf course, club house, driving range, and tennis facilities. The applicant also . plans to construct 900 -1,100 single- and multi - family units amid 1 the golf course fairways. Other developments include an access and roadway network, a wastewater treatment and disposal system, a potable water supply and fire protection system, and a non - potable 1 water irrigation system. • The applicant also proposes to construct either an on -site private wastewater treatment plant, or by cost sharing arrangement, to use 1 a wastewater facility to be built for the Huehue Ranch and Kaupulehu (Four Seasons) resort developments. • I References to the Soil Conservation Service Soil Survey, Land Study Bureau Detailed Land Classification, and the Agricultural Lands of Importance to the State of Hawaii (ALISH) Maps are correct. 1 As the subject development boundaries lie entirely within the state conservation district, we have no comment regarding the location of the development. 1 1 I rt * . • • J �¢ _ 1 Mr. Jeff Overton July 15, 1991 page -2 We have concerns relating to impacts of increased withdrawal of groundwater in the region. The applicant states that "there is evidence of high volumes of groundwater extrusion" (page 25, section 4.9, paragraph 3) in the subject area. Conveyance of herbicides and pesticides, fertilizer residues, and treated residential wastewater from the development through the Shoreline Management Area toward the marine environment (Class AA waters) are likely to create long -term negative impacts. Mitigation of these impacts should be addressed in the Draft EIS. Also, potential adverse impacts to agriculture in the region caused by groundwater withdrawal should be addressed. Thank you for the opportunity to comment. Sincerely, • lEGV � of Y CIO KITA WA Chairperson, Board of Agriculture c: Norman K. Hayashi, Planning Director ' County of Hawaii William Wong, Acting Chief, Safe Drinking Water Branch, Dept. of Health 1 Robert Boesch, DOA Pesticides Program Manager 1 1 1 1 ' • • e • , h ' , 5 November 1991 ' Mr. Yukio Kitagawa, Chairperson Board of Agriculture 9 9 GROUP 70 State of Hawai'i 1428 Sounth King Street I 1. I NI I T r Honolulu, Hawai'i 96814 -2512 Re: Environmental Assessment for Manini'owali Residential Community Francis S. Oda. AIA, AICP Manini owali, North Kona, Island of Hawai'i (TMIC: 7 -2 -4: por. 17) I Norman G.Y. Hong, AIA Sheryl B. Seaman, AIA, ASID Dear Mr. Kitagawa• Robert K. L. Wong. AIA I Hiroshi h, AIA Thank you for your July 15, 1991 letter concerning the Environmental • Roy H. Niheiei, AIA, CSI Assessment for the Manini'owali Residential Community. The following is . Linda M. Anita offered in response to your comments. . ' Derrick T Seiki Ralph E. Porrmore, AICP A. Fertilizer and Pesticides Use Edward T Green Paul P. Chorne}. AIA The ro osed golf course at this community will require the use of fertilizer I Stephen H. Yuen. AIA P p g Dean H. Ivtamura. AIA to enhance turf growth, and some pesticides to control pest populations. As Normal, Scott part of the Draft Environmental Impact Statement (Draft EIS), the potential ' June Fukushima -Lee, ASID infiltration of fertilizer nutrients and pesticides into groundwater and Anne Theiss, AIA, ASID eventually into the ocean has been studied by Oceanit Laboratories. Their Stephen E. Gallo, CPA findings show that small quantities of fertilizer nutrients and non - detectable I Bradford A. Wellstead, AIA quantities of pesticides may be introduced to the ocean through groundwater Walter R. Bell, AIA, CSI, CCs discharges. According to Oceanit, the addition of these fertilizer nutrients and Walter B. Muraoka pesticides compounds is not expected to affect nearshore water quality or the George I. Ana. AICP marine ecological community along this coast. ' Jeffrey H. Overton. AICP James 1. Nishimoto. AIA The Draft EIS presents numerous mitigative measures planned to minimize Jen -chin "Jack Lee, AIA the use of fertilizers and pesticides, such as the planned Integrated Pest Michael A. Gami ' Eric G. Crispin. AIA Management (IPM) program, reduced turf areas, low demand turf types, computer controlled irrigation, and slow - release fertilizers. With these Danilo M. Herrera measures in place, fertilizer nutrients and pesticides will have no noticable impact on coastal waters quality or ecology. The proposed wastewater treatment facility, and disposal of treated effluent 1 through golf course and landscaping irrigation is an environmentally -sound practice which is strongly encouraged by the State Department of Health for this project. Nutrients in wastewater will actually replace some of the 1 fertilizer contribution needed for the golf course. 1 Architect: • Planners • Interior Designers • 924 Bethel Street • Honolulu. HI 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523 -58Th Respons . Yukio Kitagawa, Chairperson • Board of 'culture Page 2 1 B. Groundwater Withdrawal • Use of brackish groundwater from new wells proposed on State lands at the 600 foot elevation in Manini'owali and Awake'e will not have an adverse impact on agricultural water uses in this area. The project's use of approximately one million gallons per day (mgd) of brackish water will increase the total water demand from the aquifer well to approximately 6-8 mgd, abot one -half of its estimated maximum sustainable yield of 14 mgd. The proposed project, therefore, will not preclude the further use of this • aquifer by agricultural or other uses. An analysis of groundwater availability and use was prepared for the Draft EIS by Waimea Water Services, and their report will provide you with additional detail on this subject. Thank you again for your comments. Please feel free to call either me or 1 ki Yue Ohashi if you have any questions or require additional information. • Sincerely, , GROUP 70 INTERNATIONAL 0 r e...e 1 • effrey H. Overton, AICP - 1 Senior Planner • 1 1 • • 1 1 • • 1 1 drehicLI- • Itinncr• • inle'nur I It Ntur,n • 924 He ihcl 'Ircer • Hun,dulu. HI 9r.HI' - i „ 1H • Phone 18i )I 5_'+-iri6h • FAX I81lril 52 24 • • WAIHE CHARLES T. TOGUC HI 0 GOVERNOR E II _ E U U D RLES N TOO 1 F 1 . P,mT GROUP 70 STATE OF HAWAII LIMITED DEPARTMENT OF EDUCATION ' P. 0. BOX 2360 HONOLULU, HAWAII 96804 July 10, 1991 OFFICE OF THE SUPERINTENDENT Mr. Jeff Overton ' Group 70 Limited 924 Bethel Street Honolulu, Hawaii 96813 Dear Mr. Overton: ' SUBJECT: Manini'owali Residential Community Manini'owali and Kuki'o, North Kona, Island of Hawaii ' Our review of the proposed subject development indicates that it will have a significant enrollment impact on the schools in the North Kona area. The proposed 1,100 residential units consisting of single and multi - family units will generate approximately 220 students in grades K -12. Since the area schools (Kealakehe Elementary, Kealakehe Intermediate, ' and Konawaena High and Elementary).are operating beyond capacity, the projected enrollment will affect our ability to accommodate these students. We will request that the County of Hawaii support our position on requiring the developer to contribute a fair -share contribution for ' the construction of school facilities as a condition for county zoning and building approval. We estimate the developer's share to be $1,450,539 to mitigate the impact to the affected schools. ' Should there be any questions, please call the Facilities Branch at 737 -4743. Sincerely, ' Charles T. To•4.hi Superintenden CTT:jl cc: T. Nakai A. Garson N. Hayashi AN AFFIRMATIVE ACTION AND EQUAL OPPORTUNITY EMPLOYER • I • . . e 1 . 10 5 November 1991 1 M r. Charles Toguchi, Superintendent Department of Education ' GROUP 70 State of Hawai i P.O. Box 2360 Honolulu, Hawat i 96804 ' Francis S. Oda, AIA, AICP Re: Environmental Assessment for Manini'owali Residential Community Norman G. Y Hong, AIA Manini'owali, North Kona, Island of Hawai'i (TMK: 7 -2 -4: por. 17) Sheryl B. Seaman, AIA, ASID ' Robert K. L. Wong. AIA Dear Mr. Tagouchi: Hitoshi Hida, AIA ' ',, Thank you for your July 10, 1991 letter concerning the Environmental Roy H. Nlhe;. AIA. CSI Assessment for the Manini'owali Residential, Community. The following is Linda M. Anlya offered in response to your comments. Derrick T. Seiki _ Ralph E. Ponmorc, AICP I i Edward T Green The projections which you provided concerning student enrollment impact Paul P. Chorney, AIA of the residential development proposed within the Manini'owali . Stephen H. Yuen, ALA Residential Community have been included in the Draft Environmental ' Dean H. Kitamura, AIA Impact Statement (Draft EIS). Due to the second home and retirement home Normal. Scott emphasis of the project, and the relatively high anticipated age of the • June Fukushima -Lee, ASID permanent residents, we believe very few school -aged children will be ' Anne Theiss, AIA, ASID expected to be generated by this project. - Stephen E. Callo, CPA Bradford A. Wellstead, AIA W recognize the existing operational condition of the are schools and look ' Walter R. Bell, AIA, CS', CCS towards accomodating the increase in the student enrollment attributable to • Walter K. Muraoka this project. NKDG would like to hold further discussions with DOE George L Ana. AICP regarding its fair share contribution. Jeffrey H. Overton, AICP ' James I. Nishimoto. AIA Thank you again for your comments. Please feel free to call either me or Yulde len -Chih "Jack' Lee, AIA y g y Michael A. Gami Ohashi if you have any questions or require additional information. , Eric G. Crispin, AIA Danilo M. Herrera Sincerely, GROUP 70 INTERNATIONAL ' a , 0,....t--- • effr H. Overton, AICP t Senior Planner 1 • Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, HI 96813 -4398 • Phone f808) 5235866,• FAX (808) 523 -58Th ' ,at JOHN WAIHEE w � f: JOHN C. LEWIN. M.D. Y ir mwoo OF HAWAII A SLAM: P r DIRECTOR OF HEALTH I_ �144nlmg' STATE OF HAWAII ' DEPARTMENT OF HEALTH P. O. BOX 301E HONOLULU. HAWAII 96101 In reply. please refer to: August 20, 1991 91- 3 -209X ' Mr. Jeffrey H. Overton, AICP Senior Planner Group 70 Limited 924 Bethel Street Honolulu, Hawaii 96813 -4398 Dear Mr. Overton: Subject: Manini'owali Residential Community Manini'owali and Kuki'o 2, North Kona, Island of ' Hawai'i TMK: 7 -2 -04: Portion 17 ' We have reviewed the material on the subject property submitted by your office. Our comments are identified by the branch or office that made them. Clean Water Branch ' The environmental assessment indicates that the project area consists of approximately 388 acres of open land in the North Kona District, Island of Hawaii. 40 Code of Regulations Parts ' 122, 123, and 124 require that those proposing construction activities including cleaning, grading, and excavation activities that result in the disturbance of more than five (5) acres of. ' total land area, must apply for a National Pollutant Discharge Elimination System (NPDES) permit. The applicant shall submit the NPDES permit application to the Department of Health, Clean Water Branch, at least 90 days before the date on which 1 construction is to commence. Questions regarding the NPDES permit process should be directed to Alec Wong, Clean Water. Branch, at telephone 543 -8309. ' Environmental Planning Office (Nonpoint Source) 1. Due to the existing site conditions described in the Environmental Assessment (evidence of high volumes of ' groundwater extrusion, virtually no surface runoff /highly permeable surface material), the potential for groundwater contamination and discharge to the nearshore coastal waters 1 • ' s Jeffrey H. Overton, AICP August 20, 1991 Page 2 is extremely high. It is important that the study to be conducted by Oceanit Laboratories consider the impact on marine life and coastal water quality due to groundwater contaminated with nutrients and pesticides. 2. The Coastal Zone Management Act of 1990 requires states with approved Coastal Zone Management (CZM) programs to incorporate nonpoint source pollution management into the program. The State Nonpoint Source Pollution Management Plan to incorporate the new CZM requirements will include enforceable management mechanisms, as required by the Act. This should be considered by the applicant. If you should have any questions regarding the Nonpoint Source Program, please contact Carolyn Thompson, Environmental Planning Office, at telephone 543 -8337. Safe Drinking Water Branch We have reviewed the document and have listed our comments under separate section review. Underground Iniection Control (UIC) 1. The project site is located below the UIC line. 2. The DOH's Eight Golf Course Conditions (EGCC) will be 111 applicable to the proposed golf course(s). The EGCC should be a condition of the reclassification of the property from Conservation District to Urban District. 3. A UIC permit must be obtained for the operation of any . rainfall drainage drywells and any sewage effluent injection wells. The following comments are not related to UIC issues; however, we wish to include these comments as part of our response to the Environmental Assessment (EA). 4. Indigenous and especially endemic trees and plants of Hawaii should be extensively used in all landscaping efforts; especially for the golf course. The use of these types of trees and plants should be attempted first, before other exotic plants are used. Whenever safe and legal acquisition of endangered trees and plants are possible, such trees and plants that are endemic to the project's environment, those trees and plants should be extensively propagated through the landscaping efforts. All trees and plants of significance in a golf course should be identified, in 1 II • 1 a I Jeffrey H. Overton, AICP August 20, 1991 Page 3 1 appropriate locations, with a sign bearing its Hawaiian name, common name and scientific name. II 5. Solid waste management has only been superficially addressed in the EA. Of specific concern is the disposal of lawn and landscape plant trimmings from the golf course. In our ' opinion, the offsite disposal (trucking to a landfill) of such trimmings is not acceptable. The facility should develop a composting program that would involve shredding, composting and the use of the processed material (shredded ' material or humus) so as to eliminate the need for landfill disposal of plant trimmings. It is very important to recognize in the planning stages that this task must be ' undertaken and that adequate facility space must be dedicated to implement the task. (An area to set -up a portable shredder and an adequate area and location to build compost piles.) ' Drinking Water I 1. It is stated that NKDG is considering several on -site and off -site water supply alternatives. If a new potable water system is developed, and it serves 25 or more individuals at ' least 60 days per year or has a minimum of 15 service connections, then the water system will be classified as a "public water system." Public water systems must comply with Department of Health Administrative Rules, Chapter ' 11 -20, "Potable Water Systems." 2. Section 11 -20 -29 of Chapter 20 requires that any new source I of potable water serving a public water system (such as a well) be approved by the Director of Health prior to its use. Such an approval is based primarily upon the submission of a satisfactory engineering report which addresses the requirements stated in Section 11- 20 -29. 3. Section 11 -20 -30 requires that new or substantially modified ' distribution systems for public water systems be approved by the Director. Such approval depends upon the submission of plans and specifications for the project prior to ' construction and the demonstration that the new or modified portions of the system are capable of delivering potable water in compliance with all maximum contaminant levels as ' set down in Chapter 20. In other words, if the development decides to hook up with an existing water system, the plans would need to be approved by the Director. I 4. We strongly recommend that the potable and non - potable water systems be kept strictly separate in order to eliminate the possibility of cross - connecting the two systems. In 1 • • 3 $ Jeffrey H. Overton, AICP August 20, 1991 Page 4 addition, all non - potable spigots should be clearly labeled in order to prevent the inadvertent consumption of nonpotable water. Questions regarding our UIC or Drinking Water policies should be addressed to Chauncey Hew, Safe Drinking Water Branch, at telephone 543 - 8258. Sanitation Branch We concur with the proposed development of an on -site wastewater treatment plant. However, please be advised that .all food establishments must meet the requirements of Department of Health Administrative Rules, Chapter 1 -A, "Food Service and Food Establishment Sanitation Code." If you should have any questions, please contact Kelvin Sunada, Sanitation Branch Chief, at telephone 548 -3225. Wastewater Branch 1 The subject project area, which is situated below the 100 -foot elevation contour line, is located within the proposed critical 1'• wastewater disposal area (CWDA) and the subject project area located above the 100 foot elevation contour line is located within the proposed non -CWDA, both determined by the Hawaii 11 County Wastewater Advisory Committee. Consequently, no new cesspools will be allowed in the area below the 100 -foot elevation contour line. There is no current municipal sewer service system available for the subject project. Therefore, the Department of Health (DOH) concurs with the concept of developing a wastewater treatment plant to serve their resort needs or cost -share with the Kuki'o 1 (Huehue Ranch) and Kaupulehu (Four Seasons) resort developments. DOH strongly supports the concept of utilizing treated wastewater for irrigating community landscaping areas and golf course. Regardless of the process you select we reserve the right to ' review the detailed wastewater plans for conformance to the DOH Administrative Rules, Chapter 11 -62, "Wastewater Systems." 1 1 • • Jeffrey H. Overton, AICP '. August 20, 1991 Page 5 ' If you should have any questions, please contact Mr. Harold Yee of the Wastewater Branch at telephone 543 -8287. Very truly yours, ‘CIA ncal e.7 1 %3 d7144-: / /JOHN C. LEWIN, M.D. t U A Director of Health c: Norman K. Hayashi, Planning Director, County of Hawaii 1 1 1 1 1 1 1 1 1 1 1 • 1 1 e 1 jr 0 0 5 November 1991 ' John C. Lewin, M.D., Director of Health , Department of Health State of Hawaii P.O. Box 3378 GROLT 70 Honolulu, HI 96801 ' r I M 1 11 Re: Environmental Assessment for Manini'owali Residential Community Maniniowali, North Kona, Island of Hawai'i (TMK: 7 -2 -4: por. 17) • ' Francis S. Oda. AIA, AICP Dear Dr. Lewin: Norman G.Y. Hong. AIA Sheryl B. Seaman, AIA, ASID Thank you for your August 20, 1991 letter concerning the Environmental Robert K.L. Wong, AIA Hitoshi Hida, AIA Assessment for the Manini'owali Residential Community. The following is offered in response to your comments. ' Roy H. Nihei, AIA, CSI Linda M. Aniya A. National Pollutant Discharge Elimination System (NPDES) Permit Derrick T Seiki ' Ralph E. Portmore. AICP Agents for the developer will submit an NPDES permit application to the Edward T Green Clean Water Branch at least 90 days prior to .the commencement of • Paul P Chorney, ALA Stephen H. Yuen, AIA construction, currently planned for late 1993 or early 1994. ' Dean H. Kitamura, AIA Normal. sent, B Marine Life and Coastal Water Quality June Fukushima -Lee. ASID . Anne Theiss, AIA, ASID Although the project is located over 1,000 feet from the coast, groundwater I. Stephen E. Calk). CPA flowing under the project site will receive minor contributions of fertilizers Bradford A. }Y'ellstead. AIA and pesticides from the operation of the golf course. Oceanit Labs looked at Walter R. Bell, AIA, CSI, CCS both the groundwater conditions and the nearshore ocean conditions to ' Walter K. Muraoka assess the potential for impact on the marine environment. There findings George I. Atta, AICP show that the nearshore water quality and ecology will not be adversely Jeffre H. Overton. AICP affected by the introduction of extremely small quantities ,of fertilizers and ' James I. Nishimoto. AIA pesticides. Furthermore, the Oceanit study does not account for the Jen -Chip "Jack Lee. AIA significant mitigative measures proposed to reduce the use of pesticides Michael A. Garni through an Integrated Golf Course Management (IPM) program. The 1 Eric G Crispin. AIA proposed use of slow - release nitrogen fertilizers which minimize leaching to Da ilo M. Herrera groundwater. Coastal waters and marine life will not be adversely affected by this project. ' C Underground Injection Control and Eight Golf Course Conditions NKDG will satisfy the requirements of the DOH's Eight Golf Course ' Conditions, and will accept this as a condition of the reclassification of the property from Conservation to Urban. The applicant's agents will also file for a ' UIC permit for the installation of rainfall drainage drywells planned for the Architects • Planners • Interior Designers • 92-1 Bethel Street • Honolulu. HI 96H13 -4398 • Phone (808) 523-5866 • FAX (8(181523 -5B - 4 ' I Response en C. Lewin, M.D. s Departme nl�l Health . Page 2 1 I site. There is no plan to inject treated wastewater, rather the plan is to provide advanced secondary treatment and irrigation disposal on the golf course. D. Recommendations for Landscaping With Native Plants and 1 ', Composting of Lawn and Landscaping Materials I NKDG will have detailed landscaping plans developed for the golf course and common areas, which will make use of indigenous and endemic trees and plants as practicable in the project landscaping. A composting program will be I developed at this project to eliminate the need for landfill disposal of plant trimmings. The likely site for this facility will be at the proposed golf course maintenance facility. ' E Drinking Water NKDG intends to develop its own water supply system based on the use of 1 desalinized brackish water derived from wells on state land mauka of the project site. The new potable water system at this community will serve more than 25 individuals, and therefore classified as a "public water system." It is I understood that the Director of Health must approve of any new source of potable water serving a public water system. Engineering reports will be submitted at the appropriate point in the design and approval process. 1 Potable and non - potable water systems will be planned strictly separate in order to eliminate the possiblity of cross connections. The clear labelling of non - ' potable water spigots will also be planned, as recommended. F. Wastewater Treatment and Disposal NKDG plans to construct its own wastewater treatment plant and utilize treated wastewater for irrigating community landscaping areas and the golf course. Detailed facility plans will be submitted at the appropriate point in the design ' and approval process. .. Thank you again for your comments. Please feel free to call either me or Yukie ' Ohashi if you have any questions or require additional information. Sincerely, I GROUP 70 INTERNATIONAL 1 hf- OA' _ _ effrey H. Overton, AICP ' Senior Planner 1 . I :AF ' ! . IIecN • P , . ". I. P::! - L" "' - • t. Fi.,i,; • t • II ' 1 . ,ii, r II Uhn. • Phnue ln i 2 - SH(M1 • FAX In DN) i -5R - • JOHN WAIHEE • • WILLIAM W. PATY. CHAIRPERSON GOVERNOR OF HAWAII ct o I ` N . BOARD OF LAND AND NATYRAL RESOVCES F° - DEPUnEs _41� KEITH W. AHUE e ,.n -I.! MANABU TAGOMORI ' ' . "!e° DAN KOCHI AQUACULTURE DEVELOPMENT (� �(j (� STATE OF HAW AII PROGRAM ' t ft L if I � I' i AQUATIC RESOURCES U � DEPARTMENT OF LAND AND NATURA RESOURCES CONSERVATION ANo ENVIRONMENTAL AFFAIRS DIVISION OF FORESTRY ANO WILDLIFE CONSERVATION AND 1151 PUNCHBOWL STREET RESOURCES ENFORCEMENT JUL 1 1 1991 CONVEYANCES , HONOLULU. HAWAII 96813 FORESTRY AND WILDLIFE HISTORIC PRESERVATION GROUP 70 PROGRAM LIMITED - LAND MANAGEMENT STATE PARKS J 9, 19 91 WATER RESOURCES MANAGEMENT Group 70 Limited ' 924 Bethel Street Honolulu, HI 96813 Attention: Jeff Overton Subject: Manini'owali Residential Community ; Dear Mr. Overton, ' The statewide Trails and Access program known as Na Ala Hele is deeply concerned over the proposed Manini'owali Residential Community for North Kona, Hawaii. Na Ala Hele recognizes that ' there are ancient trails running through your proposed project. (see footnotes below) Furthermore, the May 1991 Na Ala Hele Program Plan describes a 50 mile demonstration trail "Ala ' Kahakai" (Trail by the Sea) that we are proposing to develop along the coastline fronting your property. II Na Ala Hele is concerned because the conceptual master plan II fig. 5 of the environmental assessment indicates the ancient trails running through the proposed golf course fairways,. along , or on the projects proposed road system, and in the proposed residential areas. It is not clear at this time if any of the trails or historic sites will be prserved, or made available for , use by the general public. We are deeply interested in maintaining trail access to historic sites and the shoreline. We propose that you work closely with our program and our advisory group on the island of Hawaii to provide trail access that would ' benefit the entire community. Group 70 Limited report for North Kona Development Group, Environmental Assessment Awake'e /Maniniowali Land Exchange, ' October 12, 1990 Section 4 M describes and mapped out Archeological and Historical Resources • Army Corps of Engineers, West Hawaii Coral Reef Study 1981 1 describes well -known ancient trails on the property. t 1 • 1 . ' Enclosed for your information is a list of Na Ala Hele Advisory members on Hawaii. Rod Oshiro is the district Na Ala Hele representative on Hawaii and he can be reached at 933 -4217. Christina B. Meller is the Na Ala Hele program manager for the ' entire State she can be reached at 587 -0062. Please involve them in your trail access planning process. 1 Sincerely, Michael G. Buck, Administrator 1 Division of Forestry and Wildlife 1 cc Christina Meller ' Leilani Hino Sue Rutka Charles Wakida Rod Oshiro Don J. Hibbard Norman Hayashi 1 1 1 1 1 1 1 1 • • • ®1. 1 r • . 5 November 1991 ' Mr. Michael G. Buck, Administrator • 1 Division of Forestry and Wildlife . Department of Land and Natural Resources . 1151 Punchbowl Street , GROUP 70 Honolulu, HI 96806 . I. 1 >I 1 1 F D Re: Environmental Assessment for Manini'owali Residential Community , Manini'owali, North Kona, Island of Hawai'i (TMK: 7 -2 -4: por. 17) Francis S. Oda, AIA, AICP Norman G. Y. Hong. AIA Dear Mr. Buck ' Sherd B. Seaman. AIA, ASID Robert K. L. Wong, AIA Thank you for your July 9, 1991 letter concerning the Environmental Hiroshi Hida, AIA Assessment for the Manini'owali Residential Community. The following is , Roy H. Nihei, AIA, CSI offered in response to your comments. Linda M. Aniya Derrick T. Seiki Several trails were found in the Bishop Museum field studies, located on the Ralph E. Portmore, AICP North Kona Development Group (NKDG) property and the makai State 1 Edward T Green portion of Mainin'owali. NKDG has worked closely in the conceptual Paul P. Chorney, AIA planning phase with local community representatives and individuals from • Stephen H. Yuen, AIA the Na 'Ala Hele Advisory Group, including Michael Tomich and Bobby Dean H. Kitamura, AIA Camarra. The preservation and treatment of these trails is. discussed in the - 1 Norma J. Scott Draft Environmental Impact Statement (Draft EIS). NKDG is proposing to June Fukushima -Lee. ASID , preserve the significant trails in the conceptual master plan. We will Anne Theiss, AIA, ASID continue to meet with Na Ala Hele representatives and the Historic ' Stephen E. Gallo, CPA Preservation Program staff to finalize plans for trail preservation. The Bradford A. W'ellstead, AIA preserved section of the mauka -makai trail will provide access from the coast Walter R. Bell, AIA. CSI. CCS ' Walter K Muraoka to a small pu'u on -site. This trail will also provide access to several George I. Atta, AICP significant archaeological sites. . Jeffrey H. Overton. AICP , James L Nishimura AIA Thank you again for your comments. Please feel free to call either me or Yukie Jen- Chih'_Jack" Lee. AIA Ohashi if you have any questions or require additional information. Michael A. Garni , Eric G. Crispin. AIA Sincerely, Danilo M. Herrera GROUP 70 INTERNATIONAL ' effrey H. erton, AICP Senior Planner 1 • 1 1 Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu. HI 9681 3 -4 398 • Phone (808) 523 -5866 • FAX (808) 523 -58 - 4 1 11 WAIHEE •a�1 WILLIAM W. PAM CHAIRPERSON Vl11NM OF N1H All • S { N,A . 'CARD OF 4ND AND WORM AL%OUNCIS \ \F Y { {A DEPD11(S s J an_ + r: . f KEITH UT AHUE L "� Y MANABU TAGOMORI � ,.' Dan T. Kochi A F AOUACULTURF DLVFFOPMENI I ST A E OF i IM Ah PIIOG RAM AQUATIC RESOURCES DEPARTMENT OF LAND AND NATURAL RESOURCES CONSERVATION AND ENVIRONMENTAL AFFAIRS P. 0. BOX 621 CONSERVATION AND RESOURCES ENFORCEMENT HONOLULU. HAWAII 96609 CONVEYANCES I FORESTRY AND WILDLIFE HISTORIC PRESERVATION PROGRAM AUG LAND MANAGEMENT f1V Z I99I STATE PARKS 1 REF: OCEA: SKK WATER AND LAND DEVELOPMENT FILE NO.: 91 -559 DOC. NO.: 1240E I GROUP 70 LIMITED 924 Bethel Street 1 Honolulu, Hawaii 96813 Attn: Jeff Overton 1 Dear Mr. Overton: I SUBJECT: Environmental Assessment and Notice Of Preparation of an Environmental Impact Statement Location:. Manini'owali Residential Community, North Kona District, Hawaii 1 TMK: (3) 7 -2 -04: 17 (por.) Thank you for giving our Department the opportunity to comment on I this matter. We have reviewed the materials you submitted and have the following comments. Forestry and Wildlife Comments: I 1) We recognize that there are ancient trails running through the proposed project. Furthermore, the May, 1991 Na Ala Hele 1 Program Plan describes a 50 -mile demonstration trail, "Ala Kahakai" (Trail by the Sea), that we are proposing along the coastline fronting the property. 1 2) We are deeply interested in maintaining trail accesses to historic sites and the shoreline. 1 3) It is recommended that the developer work closely with the Na Ala Hele Advisory Group of the island of Hawaii. 1 4) A more extensive botanical inventory should be included in the EIS. 1 5) Any and all threatened and endangered plant species should be listed and a plan should be listed and a plan should be drawn to address the management of any T &E species. 1 . 1 • • O . 1 Mr Jeff Overton -2- DOC. NO.: 1240E 1 From our Department's Division of State Parks viewpoint, the ' current general siting of the proposed park access roadway is a major improvement from that previously proposed by North Kona Development Group (NKDG). As NKDG is probably aware of, the final ' siting, however, must take into consideration the survey results of several other factors including topography, park planning considerations, significant archaeological resources,and rare and endangered biota. If there are any questions regarding our comments, contact Wayne H. Souza, Planner, at xB -2627 ' Thank you for your cooperation in this matter. Please feel free to call me or Sam Lemmo at our Office of Conservation and Environmental Affairs, at 548 -7837, should you have any questions. '. Very truly , o rs, 1 i • W IAM . PATY, Chairperson 1 Department of d and Natural Resources cc: County of Hawaii, Planning Dept. OEQC • 1 1 1 1 1 1 1 1 1 a , • . 1 5 November 1991 1 ' Mr. William W. Paty, Chairperson . I, Board of Land and Natural Resources P.O. Box 621 Honolulu, HI 96806 1 GROUP 70 Re: Environmental Assessment for Manini'owali Residential Community Manini owali, North Kona, Island of Hawai'i (TMK: 7 -2 -4: por. 17) I I N I l r U ' Dear Mr. Paty: Francis S. Oda. AIA, AICP I Norman G v Hong. AIA snervi B. seaman. AIA. ASID Thank you for your July 14, 1991 letter concerning the Environmental Assessment for the Manini'owali Residential Community. The following iS Robert K.L. Wong, MA offered in response to your comments. Hitoshi Hida, AIA ' Roy H. Nihei. AIA, C SI A. Trails System Linda M. Aniya Derrick T Seiki Several trails were found in the Bishop Museum field studies, located on the I Ralph E. Portmore. AICP Edward T Green North Kona Development Group (NKDG) property and the makai State portion of Mainin'owali. NKDG has worked closely in the conceptual Paul P. Chorney, AIA planning phase with local community representatives and individuals from I Stephen H. Yuen. AIA the Na 'Ala Hele Advisory Group, including Michael Tomich and Bobby Dean H Kitamnra. AIA Camarra. The preservation and treatment of these trails is discussed in the Normal. Scott Draft Environmental Impact Statement (Draft EIS). NKDG is proposing to June Fukushima -Lee, .ASID preserve the most significant trails in the conceptual master plan. We will Anne Theiss. AIA, ASID continue to meet with Na Ala Hele representatives and the Historic Stephen E. Gallo, CPA Preservation Program staff to finalize plans for trail preservation. Bradford A. Wellstead. AIA I Walter R. Bell. AIA, CSI, CCS NKDG is also participating actively in the planning and development of a Walt r K. Atia ka shoreline park on the makai State land portion of Manini'owali. The George I. Ana, AICP shoreline park will include a segment of the Ala Kahakai demonstration trail. ' James L \ishlmoa,. ALA Jeffrey H. Overton. AICP NKDG will be holding a ocean recreation park planning workshop on Jen -Chih' Jack" Lee. AIA November 23, 1991 in Kona to further include the community in planning Michael A. Garni for trails preservation and enhancement at Manini'owali. . I Eric G. Crispin. AIA Danilo M. Herrera B. Botanical Inventory ' For the Draft EIS, Winona Char completed a detailed botanical inventory which is included as an appendix to the EIS and summarized in the main body of the text. There are no threatened or endangered species found on the I NKDG property. Off -site on the State's makai portion of Maini owali, Char found a specimen of the pololei fern, a candidate endangered species. This plant is not expected to occur on the NKDG site, nor will it be affected by 1 development of this project. 1 ' Architects • Planners • Interior Designer> • 924 Bethel Street • Honolulu. HI 9081 3 -4 398 • Phone 1808) 523 -S866 • FAX (808) 523-58'4 Res onser William W. Paty, Ch erson Bo d ofand Natural Resources • Page 2 1 C. Park Access Roadway t The current proposal for siting the public park access roadway has not changed from the alignment most recently reveiwed by State Parks. We • believe this alignment will best serve the public by retaining the wilderness feeling of the park entrance route while preserving the integrity of the slopes of Pu'u Kuili. NKDG is aware that the final alignment must account for siting constraints listed in your letter. ' , Thank you again for your comments. Please feel free to call either me or Yukie Ohashi if you have any questions or require additional information. 1 Sincerely, - GROUP 70 INTERNATIONAL 1 a. �= e y H. erton, AICP S nior Planner 1' 1 . 1 1 1 • 1 1 1 1 1 . ArChltCCN • I'CIn kr- • Irncrry I )_•I'211 n • t )'a Re the! Street • Hnnulul u. HI L)htiI ? -4S )X • Phane ( huh } i_4- Mh(' • F FAX (Hos) 52;.58 -4 '`' .ION.; WAIHE? - • WILLIAM W. PAM CHAIRPERSON f O! N4 ROARO W LAND ANO NATURAL RESOURCEI GOVERNOR RNOR O, HAWAII /� n (� E�PP(���' \ \�\ : II SS i ' 2 1��IUI 2 \111 ,' \1 ? +• •tt OITVTIII H W AMU( 11! E c Ilf7 U tii , f ' � . n . ; , ', MANABU TAGOMORI ' AU KEITH Is "? 1! . AUG - (I , � Dan T. Kochi AOUACULTURE DEVELOPMENT STATE OF HAWAII PROGRAM GROUP TO AOUATIC RESOURCES LIMITED DEPARTMENT OF LAND AND NATURAL RESOURCES CONSERVATION AND I P. 0 L RV•T IO NTAL AFFAIRS . BOX 321 CONSERVATION A10 RESOURCES ENFORCEMENT HONOLULU. HAWAII %309 CONVEYANCES RARE STAY AND WILDLIFE HISTORIC RESERVA I REF:OCEA: SICK P PROGRAM PR LANG MANAGEMENT 3TAI( PARKS WATER AND LAND OF VELOP4fMT ' A , 1 ,.- 1 Inns FILE NO.: 91 -559 DOC. NO.: 1298E ' Group 70 Limited 924 Bethel Street ' Honolulu, Hawaii 96813 Attn: Jeff Overton Dear Mr. Overton: `" Subject: Additional comments regarding the Environmental Assessment I and Notice of Preparation of an Environmental Impact Statement. Location: Manini'owali Residential Community ' North Kona District, Hawaii TMK: 7 -2 -04: 17 (por.) Thank you for giving our Department the opportunity to comment on ' this matter. We have additional comments regarding the Manini'owali Residential Community Development. ' HISTORIC PRESERVATION PROGRAM CONCERNS: The archaeological inventory report for this proposed residential ' community, golf course and associated facilities has just been submitted to our office. We will not be able to determine if the project will have an "adverse effect" on ,historic sites until we have reviewed the report. We expect to officially comment on the ' adequacy of the survey, the significance evaluations of all identified sites and the proposed mitigation measures (data recovery and preservation plans) during review of the Draft ' Environmental Impact Statement. We did, however, review the documents prepared for the ' Environmental Assessment and the Notice of Preparation of an Environmental Impact Statement. We concur with the general intent of their statements regarding archaeological and historical 1 1 . • • . 0 Group 70 Ltd. -2- DOC. NO.: 1298E ' resources. They acknowledge the presence of significant historic sites on the property and commit themselves to an appropriate mitigation plan once it is approved. Our major concern is that the Draft EIS clearly reiterates all conditions of the land exchange which apply to historic sites. Thank you for your cooperation in this matter. Please feel free to call me or Sam Lemmo at our Office of Conservation and ' Environmental Affairs, at 548 -7837, should you have any questions. Very truly ,.urs, WILLIAM W. PA • cc: County of Hawaii, Planning Dept. i 1�. 1 1 1 1 1 1 0 • : 10 0 , GROUP 70 5 November 1991 • 1 I. I 4 I 1 E Il Mr. William W. Paty, Chairperson Board of Land and Natural Resources Francis S. Oda, AIA, AICP e of Hawaii Norman G.Y. Hong. AIA I Stat Box 621 Sherd B. Seaman. ASID Honolulu, HI 96809 Robert K. L. Wong, , AIA Stat AIA I Hiroshi Hida, AIA Re: Environmental Assessment for Manini'owali Residential Community Roy H. Nihei, AIA, CSI M owali, North Kona, Island of Hawai'i (TMK: 7 -2 -4: por. 17) Linda M. Aniva I Derrick T. Seiki Dear Mr. Paty: Ralph E. Portmore. AICP Edward T Green Paul P. Chorney. MA Thank you for your August 7, 1991 letter concerning the Environmental I Stephen H. Yuen, AIA Assessment for the Manini'owali Residential Community. The following is Dean 11 Kitamura. AIA offered in response to your comments. • Normal. Scott • I June Fukushima -Lee. ASID Anne Theiss. AIA, ASID The Historic Preservation Program has made several comments on the EA. HPP plans to officially comment on the adequacy of the Bishop Museum Stephen E. Calk), CPA survey report, and the significance evaluations and the proposed mitigation I Bradford A. Wellstead, AIA Walter R. Bell, AIA. CSI, CCS measures during the review of the Draft Environmental Impact Statement (Draft EIS). The EA acknowledges the presence of significant historic sites, Walter K. Muraoka and commits NKDG to implementing an appropriate mitigation plan. The George I. Atta. AICP Draft EIS clearly reiterates the various conditions of the land exchange 1 Jeffrey H. Overton. AICP applying to historic sites. James L Nishimoto. AIA Jen-Chih Crs "Jack" Lee, AIA Michael A. Thank you again for your comments. Please feel free to call either me or Yukie ' Eric G. Cris Gam Crispin. .AIA Ohashi if you have any questions or require additional information. Danilo M. Herrera Sincerely, ' GROUP 70 INTERNATIONAL ef, _ , H. • erton, AICP S for Planner 1 , 1 ' Architects • Planners • Interior Designers • 9 2a Bethel Street • Honolulu. HI %R13 -1398 • Phone 1808) 523 -5866 • FAX (8081523 -58-i • JOHN WAIHEE • , EDWARD Y. HIRATA GOVERNOR < DIRECTOR Z ° ..! ` DEPUTY DIRECTORS AL PANG / 1 JOYCE T. OMINE J1 'I� j. " JEANNE K. SCHULTZ :• : CALVIN M. TSUDA IN REPLY REFER TO: STATE OF HAWAII HWY - PS n ' " DEPARTMENT OF TRANSPORTATION 2 , 793 9 ' J 669 PUNCHBOWL STREET HONOLULU, HAWAII 96813 -5097 JUL 2 9 1991 July 26, 1991 GROUP 70 . ' LIMITED • 1 Mr. Jeffrey H. Overton IF Senior Planner Group 70 Limited 1' 924 Bethel Street , Honolulu, Hawaii 96813 Dear Mr. Overton: 1- Environmental Assessment (EA) for Manini'owali Residential Community, North Kona, Hawaii ' TMK: 7-2-04, acres Thank you for your letter of June 25, 1991, requesting our review ' of the above project EA. We have the following comments: 1. We intend to have the existing Queen Kaahumanu Highway serve 1 as the high- speed,-limited- access highway for the region. 2. we will allow access to the highway only at major ' interchanges. All other roadways will have to access onto a system of frontage roads on both sides of the highway which ' will then carry the local traffic to the interchanges. 3. A fully channelized intersection with street lights shall be provided in the interim period until a Queen Kaahumanu ' Highway grade- separated interchange closest to the site is constructed. An engineering study to determine the specific location for interchanges along Queen Kaahumanu Highway from 1 Kailua to Kawaihae is in progress. 4. The developer should coordinate with the adjacent developers ' to determine the best location of their interconnecting internal roadway system and related roadway infrastructure. • 1 1 1 9 , • • ' Mr. Jeffrey H. Overton HWY -PS 2.7939 ' Page 2 July 26, 1991 5. A traffic impact analysis report must be submitted to us for our review and approval. 1 6. Plans for construction work within the State highway right -of -way must be submitted for our review and approval. 1 All costs incurred for roadway improvements shall be borne by the developer. 7. All utilities within the Queen Kaahumanu Highway right -of -way shall be placed underground and outside the edge of pavement. Bikepaths and highway landscaping should also be discussed. 1 8. Additional regional traffic mitigation measures required as a cumulative result of this and other projects in the area ' should also be provided by the developer. The developer should commit to the funding and construction of such regional traffic improvements on a prorata basis as determined by the State Department of Transportation. Very truly yours, ' Edward Y. Hirata Director of Transportation 1 1 • 1 1 1 1 1 • . • , • 1 .• 1 , 5 November 1991 1 Mr. Edward Y. Hirata, Director of Transportation Department of Transportation 1 State of Hawaii 869 Punchbowl Street Honolulu, HI 96813 -5097 1 GROUP 70 • Re: Environmental Assessment for Manini'owali Residential Community L 1 }I I , t h Manini'owali, North Kona, Island of Hawaii (TMK: 7 -2 -4: por. 17) 1 Francis s. Oda, AIA. AICP Dear Mr. Hirata: Norman G.Y. Hong. AIA Sheryl B. Seaman, AIA, ASID Thank you for your July 26, 1991 letter concerning the Environmental 1 Robert K.L.')bng. AIA Assessment for the Manini'owali Residential Community. The following is Hiroshi Hida. AIA offered in response to your comments. Roy H. Nihei. AIA, CSI 1 Linda M. Anira A. Project Access - Derrick T Seiki • Ralph E. Portmore. AICP The access from this project is proposed to connect with the planned frontage 1. Edward T. Green road system for the expanded Queen Ka'ahumanu Highway. As we Paul P. Chorne} . AIA discovered in meeting with your Planning Division, there is no definitive , Stephen H. Yuen. AIA location of an interchange(s) to serve the Kukio /Kaupulehu node. For the 1 Dean H. Kitamura, AIA interim period, North Kona Development Group (NKDG) will provide a Norma J. Scott fully channelized intersection until the expanded highway system is on -line. June Fukushima -Lee, ASID W look forward to seeing the results of your engineering study of potential 1 Anne Theiss, AIA. ASID interchange locations. NKDG and its representative have already begun a Stephen E. Callo, CPA dialogue with the neighboring developers regarding the proposed Bradford A. Avellstead, AIA interchange location. Walter R. Bell, AIA. CSI. CCs 1 Walter K. Mwraoka B. Traffic Impact Analysis Report George I. Atta. AICP • • James I. Nis himo to . AIA g H. AICP James Traffic Management Consultants (TMC) have completed a traffic impact study 1 Nishimoto. Jen -Chih "Jack" Lee. AIA of this proposed project, which has been forwarded to your office for review. Michael A. Gami This study is included in the Draft Environmental Impact Statement (Draft 1 Eric G. Crispin. AIA EIS), which your office will receive in formal distribution of the document. Danile M. Herrera C. Construction Plans, Costs and Related Issues Plans for construction work within the State right -of -way will be submitted to 1 the DOT for review and approval. Costs incurred for roadway development specifically relating to this residential community will be borne by NKdG. 1 Our land plan does consider internal bike paths and landscaping along the highway frontage area. . • 1 1 Architects • Planners • Interior Designers • 92+ Bethel Street • Honolulu. HI 9041 3 -+398 • Phone (808) 523-5866 • FAX (808) 523 -58"4 1 ' Respons Edward Y. Hirata, Director • Departm f Transportation Page 2 1 1 D. Regional Traffic Mitigation NKDG intends to address improvements that are required to mitigate traffic ' that is generated by the project. Thank you again for your comments. Please feel free to call either me or Yukie ' Ohashi if you have any questions or require additional information. Sincerely, ' GROUP 70 INTERNATIONAL C 0 O e J/'�/� -- — 1 J ey H. Overton, AICP Senior Planner 1 1 1 1 1 1 1 • 1 1 1 1 1 Archi ect< • P:.mecr- • in;cr •: 1 }c.iuccr. • t. -. Bethel trcer • Flunuiulu. Fll tAvnl ? - -I 29h • Phunr IS( /h S_2 .SHOn • FAX r8uRi 52 -S8 1 t JOHN WAIHEE t sit- eweeeoe q 5 :y • ti BRIAN J. J. CHOY 'v %y Director STATE OF HAWAII ' OFFICE OF ENVIRONMENTAL DUALITY CONTROL 220 SOUTH KING STREET FOURTH FLOOR ' HONOLULU. HAWAII 96813 July 2, 1991 rd E C 2 j (j IE 'JU!' i 9 ! 191 1 Mr. Jeff Overton CROUP 70 Group 70 Limited LIMITED 924 Bethel Street Honolulu, Hawaii 96813 1 Dear Mr. Overton, SUBJECT: Manini'owali Residential Community Manini'owali and Kuki'o 2, North Kona, Island of Hawaii ' We have reviewed the Environmental Assessment for the above subject and offer the following comment: ' 1. Please discuss the impacts that would be caused by project related construction activities. 1 If you have any questions, please call Jeyan Thirugnanam at 586 -4185. Thank you. , Sincerely, • II 7 dAj Brian J.J. Choy 7 ' copy: Mr. Norman K. Hayashi 1 . 1 1 . 1 .1 ' • • . a • 1 iv • November 5, 1991 ' Mr. Brian J. J. Choy Office of Environmental Quality Control 1 GROUP 70 State of Hawai'i - 220 South King Street, Fourth Floor 1 1 T E 1) Honolulu, Hawaii 96813 1 Francis S. Oda, AIA, AICP Re: Environmental Assessment for Manini'owali Residential Community ' Norman G. Y. Hong. AIA Manini owali, North Kona, Island of Hawaii (TMK: 7 -24: por. 17) Sheryl B. Seaman, AIA, ASID Robert K.L. Wong. AIA • Hi[ oshi Hida, AIA Dear Mr . Cho ' Roy H. Nihei, AIA. CSI Thank you for your July 2, 1991 letter concerning the Environmental Linda M. Anita Assessment for the Manini'owali Residential Community. The following is Derrick T. Seiki offered in response to your comments. Ralph E. Portmore, AICP Edward T. Green Construction- related impacts are discussed in several sections of the Draft Paul P. Chorne AIA Environmental Impact Statement (Draft EIS), including roadways and traffic • I Stephen H. Yuen. AIA p Dean H. Kitamura, AIA (4.11), noise (4.12), air quality (4.13), and unavoidable adverse impacts (4.19). Norma J. Scott The most tangible impact of construction from off -site locations could be the ' June Fukushima -Lee, ASID traffic generated by worker vehicles and truck deliveries of supplies. Anne Theiss, AIA, ASID Construction site dust will also be a consideration, requiring establishment of Stephen E. Callo, CPA an effective road watering program during construction. Views of the site Bradford A. Wellstead. ALA during construction will reveal graded areas, building 'activities and I Walter R. Bell, AIA, CSI. CCS construction equipment operations. Walter K. Muraoka George I. Atta. AICP Thank you again for your comments. Please feel free to call either me or Yukie I Jeffrey H. Overton. AICP Ohashi if you have any questions or require additional information. James I. Nishimoto, AIA Jen- Chih'_lack Lee, AIA Sincerely, ' Michael A. Garni Eric G. Crispin. AIA GROUP 70 INTERNATIONAL Danilo M. Herrera /�/ - M 0/Vet- I Jeffrey H. Overton, AI CP Senior Planner 1 • 1 . 1 • Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu. HI 96813 --1398 • Phone I8O81 523-5866 • FAX (808) 523 -58Th Lorraine R. Inouye ' , Ill Mapor 7 Charmaine L. Kamaka • Director ° °.• w •. Alan R. Parker Department of Parks and Recreation Deputy Director ' •``""" 25 Aupuni Street, Room 210 • Hilo, Hawaii 96720 • (8081 961 -8311 1 EC ElIVE July 15, 1991 5 JUL 1 fli 1 GROUP 70 Group 70 Limited Horan 924 Bethel Street • Honolulu, Hawaii 96813 ' Attn: Jeff Overton Subject: Manini'owale Residential Community ' EIS Preparation Notice, North Kona, Hawaii. TMK: 7- 2- 04:por. 17 The following comments are offered for your consideration: 1) The proposed 900 -1100 residential unit development can be expected to generate a population of 2500 -3000 persons. Based on a.standard of 5 acres .of park per 1000 population, park acreage of between 12.5 -15.0 acres would be required; 2) For the non - golf /tennis interests, other recreational 1 activities, e.g. swimming pool, jogging paths, community center, etc. should be considered; and 3) The County's proposed development impact regulations should be reviewed. - Thank you for the opportunity to review the EIS preparation notice. rely, 1' Charmaine L. Kamaka Director 1 cc: Planning Department, County of Hawaii 1 1 1 . • • Il 5 November 1991 Ms. Charmaine L. Kamaka, Director • Department of Parks and Recreation 1 GROUP 70 County of Hawaf'i • 25 Aupuni Street, Room 210 . ' i. ' ., ' 1 I. I Hilo, Hawai'i 96720 • Re: Environmental Assessment for Manini'owali Residential Community Francis S. Oda, AIA. AICP Manini'owali, North Kona, Island of Hawai'i (TMK: 7 -2 -4: por. 17) ' Norman G.Y. Hong. AIA Sheol B. Seaman. AIA, ASID Robert K.L. u'ong, AIA Dear Ms. Kamaka: • Hitoshi Hida. AIA ' Roy H. Nihei, AIA, CSI Thank you for your July 15, 1991 letter concerning the Environmental Assessment for the Manini'owali Residential Community. The following is Linda M. Aniya offered in response to your comments. ' Derrick T Seiki Ralph E. Portmore. AICP Edward T Green The proposed golf course, driving range, tennis facilities, and clubhouse Paul P. Chornev. AIA swimming pool, as shown in the Master Plan, will easily exceed the required I Stephen H. Yuen, AIA acreage of 12.5 to 15 acres of park acreage. Other facilities are also under Dean H. Kitamura. AIA consideration, such as hiking /jogging trails along the golf course perimeter, Norma J. Scott and bike lanes on the internal roadway system. • All of the proposed ' June Fukushima -Lee. ASID recreational facilities within the Manini'owali Residential Community are Anne Theiss, AIA. ASID currently proposed for private ownership and operation. With direct access Stephen E. Gallo. CPA to the proposed shoreline park, extensive opportunities for hiking, fishing, Bradford A. Wel 'stead. AIA snorkeling and swimming will be available. NKDG will be playing an active Walter R. Bell, Au, CSI, GCS I role in the planning and development of the shoreline park facilities on the Walter K. Muraoka State portion of Manini'owali. George I. Atta. AICP I Jeffrey H. Overton, AICP The County's proposed development impact regulation has been reviewed, as lames 1. Nishimoto. AIA Jen -coin "Jack Lee. AIA you recommended. However, since it is not yet public law, no reference to it Michael A. Garni ' Eric G has been made in the Draft EIS. . Crispin AIA Danilo M. Herrera Thank you again for your comments. Please feel free to call either me or Yukie Ohashi if you have any questions or require additional information. 1 Sincerely, 1 GROUP 70 INTERNATIONAL 6, ' of H. erton, AICP Senior Planner • ' Architects • Planners • Interior Designers • 92-. Bethel Street • Honolulu. HI 96813 -1398 • Phone 1808) 523 -5866 • FAX (808) 523 -58Th 1 . ' $ DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII ,x,w........ - 25 AUPU NI STREET • HILO. HAWAII 96720 TELEPHONE 1808)9691421 • FAX 1808)969 -699 July 12, 1991 IRj E O L� 1YJ E n 1 ',1111. 1 7 i9S I I) LJ Group 70, Limited ATTENTION: MR. JEFF OVERTON GROUP 70 924 Bethel Street uMITE° Honolulu, HI 96813 EIS PREPARATION NOTICE - MANINI'OWALI RESIDENTIAL COMMUNITY TAX MAP KEY 7 -2 -04:17 (PORTION) Applicable provisions of the County of Hawaii Resolution No. 698 -83 shall be complied I with. Also, pursuant to Section 23 - 84 of the Hawaii County Code, the water system shall be constructed in accordance with the Department's Water System Standards and Rules and Regulations. The following shall be submitted at the appropriate time: 1. Well Completion Report as required by the Division'of Water Resource Management (DWRM) of the State Department of Land and Natural Resources for each well. 2. As -built construction plans of each well. Plans shall include, but not be • limited to, sectional drawings, plot plans and maps showing the exact locations for all wells, and construction specifications. 3. Complete pumping test records for all wells. Records shall include, but not be limited to, time, pumping rate, drawdown, chloride content, and water quality data. 4. Engineer's and hydro - geologist's report on the sustainable yield of the groundwater aquifer where the wells are located. 5. Engineering Report which satisfactorily addresses the concerns and requirements of Section 11- 30 -29, Chapter 20, Title II, Administrative Rule, of the State Department of Health (DOH) for each source. 6. DOH's approval of each potable water source serving a community water system. 1 7. Water allocation and demand from the water sources. 8. Master plan of the required off -site and on -site water system improvements. • 1 (/l/aier bring3 I9rosreea .. . 9 • 1 1 Group 70, Limited 1 Page 2 July 12, 1991 9. Water system design calculations. 10. Water system construction costs and time schedule. . V' m Se Manager 1 QA ' cc — Planning Department 1 1 1 1 1 1 1 1 1 1 0. • s 1 1 r • 5 November 1991 0 Mr. H. William Sewake, Manager ' Department of Water Supply County of Hawaii 25 Aupuni Street GROUP 70 Hilo, HI 96720 - ' I. I 4 I 1 is 0 Re: Environmental Assessment for Manini'owali Residential Community ' Manini'owali, North Kona, Island of Hawai'i (TMK: 7 -2-4: por. 17) Francis S. Oda. MA. AICP Norman G.Y. Hong. AIA Dear Mr. Sewake: ' Sheryl B. Seaman, AIA, ASID Robert R.L. Wong, AIA Thank you for your July 12, 1991 letter concerning the En Hiroshi Hida, AIA Assessment for the Manini owali Residential Community. The following is ' • Roy H. Nihei, AIA, CSI offered in response to your comments. Linda M. Aniya Derrick T Seiki As discussed in the Draft Environmental Impact Statement (Draft EIS), NKDG Ralph E. Portmore, AICP has requested permission to withdraw brackish water from land located on , Edward T Green State land mauka of Queen Ka'ahumanu Highway in Awake'e and Paul P. Chorney, AIA Manini'owali. The project proposes use of a dual water system, with Stephen H. Yuen. AIA desalinized brackish water used for potable needs and brackish water for ' Dean H. Ritainura, AIA irrigation needs (including desalinization plant by- product water). For more Norma J. Scott details on this proposed system, please refer to the Draft EIS Section 2 and June Fukushima -Lee, ASID appended reports from Waimea Water Services (WWS) and Park 1 Anne Theiss, AIA, ASID Engineering. Stephen E. Callo, CPA . Bradford A. Wellstead, AIA At the appropriate time following the discretionary approval process Walter R. Bell, AIA, CSI, CCS ' Walter R. Muraoka involving the State and County, the developer's agents will submit the George I. Atta, AICP reports, plans and supporting information required in your items 1 to 10. At Jeffrey H. Overton. AICP this point in the planning process, only some of the required information is James I. Nishimoto. AIA available in a preliminary form, as discussed in the WWS and Park reports ' Jen- Chih'Jack Lee. AIA and summarized in the Draft EIS. Michael A. Gami ' Eric G. Crispin. ALA Thank you again for your comments. Please feel free to call either me or Yukie Danilo M. Herrera Ohashi if you have any questions or require additional information. Sincerely, . ' GROUP 70 INTERNATIONAL g . o,... • . 1 /Je hey H. • verton, AICP , Senior Planner .1 • Architects • Planners • Interior Designers • 92-i Bethel Street • Honolulu. HI 96813 -4398 • Phone 1808) 523 -5866 • FAX (808) 523 -58Th ' 1 % • Lorraine R. Inouye Mayor ( k ) 51 Victor V. Viena ' Chief of Police Police Department s C. DeMorales Francis Kapiolani Street • Hilo, Hawaii 96720 -3998 • (8081 961-2244 • Fax (808) 961 -2702 ci ` ' • 1 _ • July 12, 1 9 9 1 E C IE u E i Ali 6t I 1 GROUP 70 Group 70 Limited LIMITED 924 Bethel Street Honolulu, HI 96813 Attention: Mr. Jeff Overton 1 Dear Sir: SUBJECT: ENVIRONMENTAL ASSESSMENT AND NOTICE OF PREPARATION FOR AN ENVIRONMENTAL IMPACT STATEMENT MANINI'OWALI RESIDENTIAL COMMUNITY 1 MANINI'OWALI AND KUKIO 2, NORTH KONA, HAWAII ' The EIS Preparation Notice has been reviewed and we recommend the developer provide for a deceleration, acceleration and left turn lanes for the proposed development. Thank you for the opportunity to provide input. Sincerely, 1 1 VIC OIfJ' CHIE' ►` POLICE 1 JD:sk cc: Norman Hayashi, County Planning Director Kona Police 1 1 1 • • 9 e 1 1 0 ili 5 November 1991 • ' Mr. Victor V. Vierra, Chief of Police , Police Department County of Hawaii ' GROUP 70 349 Kapiolani Street EL Hilo, HI 96720 -3998 Francis S. Oda, AIA, AICP Re: Environmental Assessment for Manini'owali Residential Community , Norman G.Y. Hong, AIA Manini'owali, North Kona, Island of Hawaii (TMK: 7 -2 -4: por. 17) ' Sheryl B. Seaman, AIA, ASID Robert K. L. Wong, AIA Dear Mr. Vierra: Hiroshi Hida, AIA Roy H. Nihet, AIA, CSI Thank you for your July 12, 1991 letter concerning the Environmental ' Linda M. Aniva Assessment for the Manini'owali Residential Community. The following is • Derrick T Seiki offered in response to your comments. Ralph E. Portmore, AICP ' Edward T Green The proposed residential community will provide deceleration, acceleration Paul P. Chorney, AIA and left -turn lanes at the temporary intersection of the access roadway with Stephen H. }'uen, AIA Queen Katahumanu Highway. As you are probably aware, the State is ' Dean H. Kitamura, AIA planning the improvement of this highway to a limited access freeway Norma J. Scott system. June Fukushima-Lee, ASID - - Anne Theiss, AIA, ASID Thank you again for your comments. Please feel free to call either. me or Yukie • Stephen E. Callo, CPA Ohashi if you have any questions or require additional information. Bradford A. Wellstead, AIA Walter R. Bell, AIA, CSI, CCS Sincerely, , Walter K. Muraoka George I. Atta, AICP Jeffrey H. Overton. AICP GROUP 70 INTERNATIONAL , James I. Nishimoto, AIA Jen -Chih "Jack" Lee. AIA 1 . Michael A. Garni VVV���' . Eric G. Crispin. AIA J effrey . Overton, AICP t Danilo M. Herrera Senior Planner ` . 1 • 1 1 1 Architects • Planners • Interior Designers • 92-i Bethel Street • Honolulu. HI 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523-58'4 ' I IL Inouye • Mayor • CI • Daniel Ayala M. Fire Chief *I �^ I '1? Harding Fragas, Jr. . �=: Fire Department Deputy Fire Chief �_ � °� 466 Kinoole Street • Hilo, Hawaii 96720 -2983 • (808) 961 -8297 • Fax (808) 961 -6920 1 Vi July 3, 1991 1 R EcEINED . q 1991 ' Group 70 Limited ��� 5 924 Bethel Street GROUP 10 Honolulu, Hawaii 96813 RO UTED Attention: Jeff Overton ' Gentlemen: Subject: Manini'owali Residential Community Manini'owali and Kuki'o 2. North Kona. Island of Hawaii 111 For your information, the project site is approximately 20 miles from Kailua Fire Station and 15 miles from South Kohala Fire ' Station. Both of these stations provide 24 -hour protection and advance life support services (ambulance). South Kohala Station -has a 1,500 gpm pumper with 1,000 gallons of water and a staff of 18 men divided into three shifts. They also have an ambulance and an old military 2 -1/2 ton 1,000 - gallon tanker. ' Kailua Fire Station has a staff of 33 personnel, again divided into three shifts. Their equipment consist of a 1,500 gpm pumper with ' 1,000 gallons of water; a 750 gpm tanker with 1,200 gallons of water; an ambulance; a 26 -foot Radon rescue boat; and a 65 -foot aerial ladder truck carrying 500 gallons of water. The ladder truck, as well as the rescue boat, however, may be relocated along , ' with 15 personnel to a tentative Keauhou Fire Station. It is the Fire Department's determination that the proposed project ' will have some significant impacts on our services and should be addressed. ' Sincerely, I �� LA Fire Chief I DA /mo cc: Norman Hayashi, Planning Director 1 11111 . I 5 November 1991: ' 1 Mr. Daniel Ayala, Fire Chief Fire Department County of Hawaii ' GROUP 70 466 Kinoole Street Hilo, HI 96720 -2983 . L !MITE I) Re: Environmental Assessment for Manini'owali Residential Community 1 Francis S. Oda, AIA, MCP Manini owali, North Kona, Island of Hawaii (TMK: 7 -2-4: por. 17) Norman G.Y. Hong, AIA ' Sheryl B. Seaman, AIA, ASID Dear Mr. Ayala: . Robert K. L. Wong, AIA Hitoshi Hida, AIA Thank you for your July 3, 1991 letter concerning the Environmental Roy H. Nihei, AIA, CSI Assessment for the Manini'owali Residential Community. The following is ' Linda M. Aniya offered in response to your comments. Derrick T Seiki , Ralph E. Portmore, AICP The development of this proposed residential community will require fire Edward T Green fighting services from your department. Your statement regarding the • Paul P. Chorney, AIA adequacy of your existing fire fighting capabilities, and the potential impact of Stephen H. Yuen. AIA this project, has been noted by NKDG. All of these developments will likely '_ Dean H. Kitamura, AIA be served by the Kailua -Kona Fire Station: A portion of the substantial new Norma J. Scott County revenues that will be generated from property taxes at this project June Fukushima -Lee, ASID should be allocated to fire fighting equipment and operational support in the ' Anne Theiss, AIA, ASID Kailua -Kona area. This project is planned to become part of the entire Stephen E. Gallo, CPA residential and resort development node at Kukio /Kaupulehu. If desired, Bradford A. Wellstead, AIA Waller R. Bell, AIA, CSI, CCS NKDG representatives would be glad to meet with you to discuss your , Walter R. Muraoka projected needs for the future. George I. Ana, AICP . Jeffrey H. Overton, AICP Thank you again for your comments. Please feel free to call either me or Yukie ' James I. Nishimoto, AIA Ohashi if you have any questions or require additional information. Jen -Chih "Jack" Lee. AIA - MichaelA.Gami Sincerely, . - . , Eric G. Crispin. AIA Danilo M. Herrera GROUP 70 INTERNATIONAL of H. erton, AICP S for Planner . , 1 1 . 1 • Architects • Planners • Interior Designers • 92-1 Bethel Street • Honolulu. HI 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523 -58-4 1 ' •tilani St., Hilo, 111 96720 • Telephone 935 -1206, Fax (808) 935 -7474 a 9 77 Kilapa St., Kailua -Kona, HI 96740 • elelphone (808) 325 -5339 1 I AMERICAN ° LUNG ASSOCIATION of Hawaii The Christmas Seal People 1 - A EC CAVE © July 10, 1991 JR 1 5 S91I Mr. Jeff Overton OROUP Group 70 Limited uMRED I 924 Bethel Street Honolulu, Hawaii 96813 Dear Mr. Overton: I Subject: EIS Preparation Notice Manini'owali Residential Community ' Thank you for your letter of June 25th and copy of the EISPN for the subject project. Pursuant to the State EIS Rules (Chapter ' 200), we do wish to be a consulted party for this project and receive a copy of the Draft EIS when it is published. We note from the EISPN that an air quality study is being I conducted and trust that the following air pollution' sources will be fully addressed in that study: I - .cumulative impact of increased traffic due to the project; cumulative. impact due to increased fuel use by power plant(s) to meet the project's energy demands; • - pesticide drift from the proposed golf course; I emissions from the wastewater treatment facility (WWTF) short -term emissions due to construction (onsite /offsite) - impact, if any, of the surrounding environment on the ' project (e.g., vog, landfills, power plants, etc.) Where impacts are identified, appropriate mitigation measures I should also be presented and implemented by the project developer. Thank you for providing this opportunity for early input to the 1 environmental review process. We look forward to seeing the Draft EIS. ' S' c el /y�/�1 /� /a - n M. s s G �� ' West Hawaii Program Assistant ' cc: Planning Director ' Christmas Seals Fight TB, Asthma, Emphysema, Air Pollution • 1 Q o 1 0 . .. . 1 1 GROUP 70 5 November 1991 ' i. 1 M 1, c 1) Francis S. Oda. AIA. AICP Ms. Ann M. Niess, West Hawaii Program Assistant 1 Norman G.l'. Hong. AIA American Lung Association 73 -4177 Kilapa Street ' Sheryl B. Seaman, AIA, ASID Robert K.L. Wong, AIA Kailua -Kona, HI 96740 Hitoshi Hida, AIA Roy H. Nihei, AIA, CSI . Re: Environmental Assessment for Manini'owali Residential Community 1 Linda M. Aniya Manini'owali, North Kona, Island of Hawai'i (TMK: 7 -2-4: por. 17) Derrick T Seiki Ralph E. Portmore. A1CP ' Edward T Green Dear Ms. Niess: • Paul P. Chorney, AIA Stephen H. Yuen. AIA • Thank you for your July 10, 1991 letter concerning the Environmental ' Dean H. Kitamura, AIA Assessment for the Manini owali Residential Community. The following is Norma J. Scott offered in response to your comments. June Fukushima -Lee, ASID - ' Anne Theiss,ALA, ASID A detailed air quality impact study has been prepared for this project by Barry Stephen E. Cal lo, CPA Neal, C.C.M. In this study, Neal has addressed each of the points raised in , Bradford A. Wells[ead. AIA your letter. The Draft Environmental Impact Statement (Draft EIS) will Walter R. Bell. AIA, CSI, CCS include this report in its entirety as an appendix, and a summary of the , Walter K. Muraoka findings will be presented in the main body of the text. Mitigative measures George I. Ana. AICP are also .proposed in the Draft EIS. Jeffrey H. Overton, AICP ' lames I. Nishimow. AIA Thank you again for your comments. Please feel free to call either me or Jen -Chih '.Jack Lee. AIA Michael A. Gami Yukie Ohashi if you have any questions or require additional information. Eric G. Crispin. AIA 1 Danilo M. Herrera Sincerely, GROUP 70 INT 1 effrey H. Overton, AICP 1 Senior Planner . 1 • 1 • Architects • Planner • Interior Designers • 924 Bethel Streei • Honolulu. HI 90413 -4398 • Phone 808) 523 -5866 • FAX (808) 523 -58M ' ar 1 e _ Keola Childs ,t py ' 75 -5648C Mamalahoa Hwy. Holualoa, HI 96725 ph: 324 -7465 ' July 2, 1991 5 ECEDVE 11 ' Attention: Jeffrey Overton Group 70 Limited 'JUI• 3 1991 924 Bethel Street ' Honolulu, HI 96813 • GROUP 70 LIMITED RE: Manini'owali Residential Community ' Dear Mr. Overton: In response to the E.I.S. preparation notice published in the OEQC ' Bulletin of June 23, 1991, I have the following comments: 1. The document should contain a view plane study over portions ' of the site: - from Queen Kaahumanu Highway, from both the existing two lanes and based on the highway being widened to four or ' six lanes, as is planned to occur eventually. As I understand the present highway alignment, the lane expansion will be makai of the existing lan and thus ' will move traffic closer to the development boundary. - from the public trail and practical use zones (any developed park areas) within the state oceanfront lands below the subject site, - along the public access route to the shoreline and park 1 areas. 2. Within those portions of the site visible from public use ' zones, scenic impact mitigation measures should be outlined as such. This would include vegetative aspects, roofing materials, building heights. ' 3. The complete design concepts for the public improvement areas and items, sufficient to avoid later, separate EIS requirements, should be included in this document. Although ' the Preparation Notice references this requirement, it is unclear as to whether these items will be sufficiently presented in the EIS to actually allow final design and ' construction to follow. 4. In order to properly comment on those proposed access and park area improvements, the EIS should include, as an I Exhibit, the relevant excerpt from the land exchange agreement. 1 1 Group 70 Limited ® • 0 n July 2, 1991 Page 2 For example, based on the BLNR public hearing of the proposed exchange last fall, I had understood facilities were proposed, for park use purposes, within the northern end of the Awake'e ahupua'a; perhaps these facilities are simply being relocated to the north side of Kua Bay, into the next (Manini'owali) ahupua'a, but this is not clear. I realize that most or all of these concerns may have already been included in the E.I.S. scope. Thank you for this opportunity to comment. ' Sincerely, O Keola Childs cc: ,C ounty of Hawaii Planning Department North Kona Development Group 1 1 1 1 • 1 1 1 1 1 o . Q • 1 ' P 0 5 November 1991 I. Mr. Keola Childs 75 -5648C Mamalahoa Highway Holualoa, Hawai'i 96725 1 GROUP 70 Re: Environmental Assessment for Manini'owali Residential Community 4 1 T t: 9 Manini'owali, North Kona, Island of Hawai'i (TMK: 7 -2-4: por. 17) ' Dear Mr. Childs: Francis S. Oda. AIA, AICP Norman G.Y. Hong, AIA Thank you for your July 2, 1991 letter concerning the Environmental Sheryl B. Seaman, AIA, ASID Assessment for the Manini owali Residential Community. The following is Robert K. L. Wong, AIA offered in response to your comments. I Hitoshi Hida, AIA Roy H. Nihei, AIA, CSI A. View Plane Study Linda M. Aniya ' Derrick T. Seiki The potential visual impact of the project is addressed in Section 4.14 of the Ralph E. Portmore, AICP Draft Environmental Impact Statement (Draft EIS). Public views of this land Edward T. Green will be affected by the proposed project, including views from Queen • Paul P. Ghorney, AIA Ka'ahumanu Highway, the coastal section of Maninf'owali, and from the I Stephen H. Yuen, AIA planned public ublic access route to the coast. Views from two locations are Dean H. Kitamura, AIA presented in the Draft EIS, including mauka and makai views of the land. Norma). Scott ' June Fukushima-Lee, ASID From the highway, the project will be most visible when approaching from Anne Theiss, AIA, ASID the north, and views of residential structures, the golf course and landscaped Stephen E. Gallo, CPA common areas will be noticable. Landscaping will be used where needed to Bradford A. Wel'stead, AIA help screen views of home from the highway. Views from the coast will be ' Walter R. Bell, AIA. CSI, CCs minimal because of the 1,400 foot distance separating the coast and the makai- Walter K. Muraoka most project structures. Views from the public access road will likely be George L Atta, AICP screened by landscaping along the access roadway, although the details of the I Jeffrey H. Overton. AICP access roadway design will be discussed in greater detail during the shoreline James 1. Nishimoto. AIA park planning process. Jen -Chih "Jack" Lee. AIA ' Michael A. Gami Discussed also in Section 4.14 are the maximum heights of buildings and the • Eric G. Crispin. AIA proposed landscape treatment. The development theme for the residential Danilo M. Herrera project is intended to use a non- obtrustive kama'aina architectural style. At I this stage in the design process, specific details of the types of building materials to be used have not been considered. Vegetation cover, roofing materials and building heights will all be considered during the design I process. Typical residential area heights will be maintained, with the maximum height for multi- family residential building at 45 feet. 1 Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu. 111 96813 - -,398 • Phone (808) 5 23 -5866 • FAX (808) 523 -58 -4 Respons. Keola Childs • 1 Page 2 0 1 B. Shoreline Park Improvements The public improvements to the State's shoreline park to be developed makai of the NKDG property is not part of this project, and is therefore not included , in the Draft EIS. The State government is responsible for the planning of a wilderness park at Awake'e, Manini'owali, and other areas along the Kona coast, as well as the environmental disclosure for this separate park development project. NKDG is obligated by terms of the land exchange to provide acceptable public access.to the park and park facilities in conjunction with development of its community, or contribute up to $Z5 million if the development of the State park preceeds the project. Conditions required under the land exchange are cited in the Draft EIS. The shoreline park planning process will be initiated by NKDG at a planning workshop to be held in Kona on November 23 1991. Thank you again for your comments. Please feel free to call either me or Yukie Ohashi if you have any questions or require additional information. Sincerely, GROUP 70 INTERNNAATIONAL 1 J fret' . Overton, AICP Senior Planner 1 1 1 • 1 1 1 • i ArihhLL • PL,::.., - . • 1 - •'W i. c c i • H i ! u ! u . Hi v■• l • --p) • I'h. me 0-r N I S - -Snbo • FAX INIIMI ;2 SIC ' ' 'In GREEVEACE HAWAII illmOX 10909 HIL0808) -71-1\ II II , rg ECE 93590770 lfD July 2, 1991 1 JUl 3 1991 GROUP 70 UNITED Mr. Norman Hayashi Ill Planning Director County of Hawaii • ' 25 Aupuni Street Hilo, Hawaii 96720 RE: DRAFT ENVIRONMENTAL IMPACT STATEMENT /MANINI'OWALI RESIDENTIAL COMMUNITY ' We have concerns regarding the negative impacts of this project on the marine environment, specifically development and maintenance of the proposed golf I course and driving range, and landscaping for 900 - 1,100 single and multiple family residential units, clubhouse and tennis center. We are particularly concerned that the E.I.S. address fertilizer, herbicide, insecticide and pesticide runoff into adjacent nearshore waters as this relates to an in- crease in ciguatoxin; i.e., ciguatera fish poisoning. We are equally concerned about the potential negative impacts from this chemical runoff on water quality and marine life such as, but not limited to, abundance, diversity and distri- I bution of stony and soft corals, motile benthos (echinoderms) and pelagic species (reef fish). Impacts on the marine environment resulting from proposed infrastructure I facilities, including the wastewater treatment and disposal system and non - potable water irrigation system, must also be addressed, as well as identifying "other utilities systems" for assessment of impact. I Thank you for the opportunity to comment on this project. We would appreciate your adding Greenpeace Hawaii to the list of Consulted Parties for the Draft ' Environmental Impact Statement. Sincerely, 1 JO De - !Leaman --------------\ II Executive Director /lg ' cc: North Kona Development Group Group 70 Limited 1 1 . I . 1 • ./ 5 November 1991 . . . . 1 Mr. Denver Leaman, Executive Director Greenpeace Hawaii GROUP 70 P.O. Box 1090 , Hilo, HI 96721 . t I ?I I, k n Re: Environmental Assessment for Manini'owali Residential Community ' Francis S. Oda. AIA, AICP Maninlowali, North Kona, Island of Hawaii (TMK: 7 -2 -4: por. 17) Norman G. Y. Hong. AIA ' Sheri B. Seaman, AIA. ASID Dear Mr. Leaman: - • . Robert K.L. Wong, AIA Hitoshi Hida, AIA Thank you for your July 2, 1991 letter concerning the Environmental Assessment for the Manini'owali Residential Community. The following is , Roy H. Nihei, AIA, CSI offered in response to your comments. • . Linda M. Anita Derrick T Seiki Ralph E. Ponmore. AICP The proposed golf course at this community will require the use of fertilizer to II Edward T Green enhance turf growth, and some pesticides to control pest populations. As part Paul P. Chornev. AIA of the Draft Environmental Impact Statement (Draft EIS), the potential Stephen H. Yuen. AIA infiltration of fertilizer nutrients and pesticides into groundwater and , Dean H. Kitamura. AIA eventually into the ocean has been studied by Oceanit Laboratories. Their Norma J. Scott findings show that small quantities of fertilizer nutrients and very small or June Fukushima -Lee, .ASID non - detectable quantities of pesticides may be introduced to the ocean through , Anne Theiss, AIA. ASID groundwater. According to. Oceanit, the addition of these fertilizer nutrients Stephen E. Gallo, CPA and pesticides compounds is not expected to affect nearshore water quality or Bradford A. Wellstead, AIA the marine ecological community along this coast. Walter R. Bell. AIA, CSI, CCS ' Walter K. Muraoka The Draft EIS presents numerous mitigative measures planned to minimize George L Ana. AICP the use of fertilizers and pesticides, such as the planned Integrated Pest Jeffrey H. Overton. AICP Management (IPM) program, reduced turf areas, low demand turf types, , James I. Nishimoto. AIA Jett -Chih "Jack' Lee, AIA computer controlled. irrigation, and slow - release fertilizers. With these Michael A. Gam measures in place, fertilizer nutrients and pesticides will have no noticable Eric G. Crispin. AIA impact on coastal waters quality or ecology. Also, our investigation of the , Danilo M. Herrera current ciguatera problem (as studied by the state DOH) shows no evidence golf course chemical use has any relationship to the incidence of ciguatera in coastal fish. ' The proposed treatment facility, and disposal through effluent irrigation is a sound practice which is strongly encouraged by the State Department of Health ' for this project. Nutrients in wastewater will actually replace some of the fertilizer contribution need for the golf course. Architects • Planners • Interior Designers • 92-1 Bethel Street • Honolulu. HI 96813-098 • Phone 18081 52 • FAX (808) 523 -58'5 ' ' Response/01r. Denver Leaman, Executive Dir P Greenpea awaii Page 2 1 ' Thank you again for your comments. Please feel free to call either me or Yukie Ohashi if you have any questions or require additional information. Sincerely, 1 GROUP 70 INTERNATIONAL e y H. erton, AICP Senior Planner 1 1 1 1 1 1 1 1 1 1 1 1 Archttecis • Planners • Interior Designers • 92-i Bethel Street • Honolulu. HI 9081 A98 • Phone IHUHI 524 -SH66 • FAX (H0Ht S23 -SH-i • • • i • 1 Mr. Norman Hayashi July 14, 1991 ' County Planning Director 25 Aupuni Street Hilo, HI 96720 , 1 Dear Mr. Hayashi; On behalf Of Life of the Land, Big Island chapter, I write in ' regard to the Manini'owali project which appears in the current OEOC bulletin. We would like to be a consulted party in the • preparation of the EIS. One particular concern is the cost /benefit analysis which is generally included in the EIS's we have seen. The EIS's for recent resort developments have generally indicated a strong postitve economic return to both the county and state. Note the Ritz - Carlton EIS. However, in practice we are finding a growing infrastructure shortage due to the lack of economic resources to support the development that is occurring. Thus we would suggest that you require an economic analysis done in a way which is realistic and which will explain the shortfall that has been occurring. t In regard to the marine environment, the migration to the ocean of golf course fertilizer nutrients is a concern. The state DOH has ' done recent work on the probable influence of nutrients in the proliferation and worsening of the ciguatera problem. Also, Brock has shown at Waikoloa that the nutrients are indeed entering the ' ocean. Please make sure that these issues are not addressed summarily only, but are given the depth of treatment that they merit. 1 Thank you, 1� 4 Bill Graham, 889 -5957 for Life of the Land ' P.O. Box 155 Hawi, HI 96719 1 • 1 1 1 1 • • 0 • 1 I I 0 1 ! 1 GROUP 70 November 5, 1991 . I ' Mr. Bill Graham Life of the Land, Big Island Chapter • Francis 5 Oda. AIA. AICP 25 Aupuni Street 1 N orman G.1'. Hong, AIA Hilo, HI 96720 Sheryl B. Seaman. AIA. ASID Robert K.L. Wong, AIA Re: Environmental Assessment for Manini'owali Residential Community 1 Hiroshi Hida. AIA Maniniowali, North Kona, Island of Hawaii (TMK: 7 -2 -4: por. 17) Roy H. Nihei, AIA, CSI Dear Mr. Graham: . Linda M. Aniya 1 Derrick T Seiki Ralph E. Portmore, AICP Thank you for your July 14, 1991 letter concerning the Environmental Edward T Green Assessment for the Manini owali Residential Community. The following is Paul P. Chorney, AIA offered in response to your comments. 1 Stephen H. Yuen. AIA Dean H. Kitamura. AIA A. Economic Analysis Norma J. Scott 1 June Fukushima -Lee. ASID The Draft Environmental Impact Statement (Draft EIS) includes a fiscal impact Anne Theiss, AIA, ASID study of the proposed residential community prepared by John Zapotocky, Stephen E. Callo, CPA Consultant. The fiscal study indicates that the project will have a positive 1 Bradford A. Wellstead, AIA impact on county and state revenues. The study used conservative estimates of W alter R. Bell, AIA, CSI, CCS potential revenues and expenses in their calculation of net fiscal impacts. Walter K. Muraoka George I. Atta. AICP I. B. Fertilizer Migration Jeffrey H. Overton. AICP Janes Jack' Lee, proposed e, AIA P P golf AIA Jen -Chi h The ro olf course at this community will require the use of fertilizer to "Jack" Le 1 Michael A.Gam enhance turf growth. As part of the Draft EIS, the potential infiltration of Eric G. Crispin, MA fertilizer nutrients into groundwater and eventually into the ocean has been Danilo M. Herrera studied by Oceanit Laboratories. Their findings show that small quantities of fertilizer nutrients may be introduced to the ocean through groundwater 1 discharges. According to Oceanit, the addition of these fertilizer nutrients is not expected to affect nearshore water quality or the marine ecological community along this coast. In addition, the Draft EIS presents numerous mitigative 1 measures planned to minimize the use of fertilizer, such as reduced turf areas, low demand turf types, computer controlled irrigation, and slow - release fertilizers. With these measures in place, the impact of fertilizer nutrients on 1 coastal waters will be minimal. Also, our investigation of the current ciguatera 1 • 1 Architects • Planners • Interior Designers • 92-t Bethel Street • Honolulu. HI 9(1813-4398 • Phone (808) 523 -5866 • FAX (808) 523.58 -4 Respons . Bill Graham ' Life of th d • Page 2 I ' • 1 problem (as studied by the state DOH) shows no evidence that golf course 1 chemical use has any relationship to the incidence of ciguatera in coastal fish. , Thank you again for your comments. Please feel free to call either me or Yukie 1 Ohashi if you have any questions or require additional information. Sincerely, GROUP 70 INTERNATIONAL "a, ate 1 / J ey H. • erton, AICP Senior Planner - 1 Enclosures 1 1 1 1 1 1 1 1 1 . Archirea' • 1'1 inner • Interi. r l it - • 924 lit !Ft •I suet' • Hnn■lulu. HI 9nnHI - )M • Phunr 1 -osd 52 - M (i • FAX IHnSi 522 -i8 —I C •Ste -.. r.1 • . ... 1 • ` F e "�r i \AJQ3IS aawaoa ; I� G, �' • ForesLs Seas ' Monday, June 17, 1991 I North Kona Development Group Attn: Michael J. Hands I 1600 Ala Moana Boulevard, Suite 2306 Honolulu, HI 96815 1 I Dear Mr. Hands, The West Hawaii Sierra Club requests participation in the EIS process for your proposed ' Manin'owali Residential Community. We understand this proposed project would include an 18 hole golf course and up to 1,100 residential units. The Executive Committee of the West Hawaii Sierra Club has passed a resolution asking 1 that developers subscribe to the "Valdez Principles ". Enclosed is a copy of the Valdez Principles for reference. Should you have any questions concerning the Valdez Principles, please contact us. I Finally, we expect to have additional comments as the EIS process unfolds; please put us on your mailing list. 1 . ' Thank you for your attention in this matter, 1 � , / 1 ' Jay Hanson Phone 322 -7268 or 329 -6645 Fax 322 -7869 Program Chair, West Hawaii Sierra Club, I 78 -6622 Alii Drive Kailua -Kona, HI 96740 1 ' The WesL llawaii Sierra Club, 75-5995 Kuakini Ilwy, #421. Kailua -Kona. III. 96740 II � awatt 1 1 Vistta dL'LU - now ol7EK 4,000 1t20129! 1 y pior The Valdez Principles I By adopting these Principles, we publicly affirm our belief that 1 corporations and their shareholders have a direct responsibility for the environment. We believe that corporations must conduct their ' business as responsible stewards of the environment and seek profits only in an manner that leaves the Earth healthy and safe. We believe that corporations must not compromise the ability of future , generations to sustain their needs. We recognize this to be a long -term commitment to update our ' practices continually in light of advances in technology and new understandings In health and environmental science. We intend to make consistent, measurable progress In implementing these Prin- ' ciples and to apply them wherever we operate throughout the world. 1. Protection of the Biosphere We will minimize and strive to eliminate the release of any t pollution that may cause environmental damage to the air, water, or earth or its inhabitants. We will safeguard habitats in rivers, lakes, , wetlands, coastal zones and oceans and will minimize contributing to the greenhouse effect, depletion of ozone layer, acid rain, or smog. 2. Sustainable use of Natural Resources ' We will make sustainable use of renewable natural resources, such as water, soils and forests. We will conserve nonrenewable ' natural resources through efficient use and careful planning. We will protect wildlife habitat, open spaces and wilderness, while preserving biodiversity. , 3. Reduction and Disposal of Waste We will minimize the creation of waste, especially hazardous , waste, and wherever possible recycle materials. We will dispose of all wastes through safe and responsible methods. 4. Wise Use of Energy ' We will make ever effort to use environmentally safe and - sustainable energy sources to meet our needs. We will invest in , improved energy efficiency and conservation in our operations. We will maximize the enery efficiency of products we produce and sell. S. Risk Reduction ' We will minimize the environment, health and safety risks to our employees and the communities in which we operate by employing safe technologies and operating procedures and by being constantly prepared for emergencies. 1 , . 1 6. Marketing of Safe Products and Services ' We will sell products or services that minimize adverse environmental impacts and that are safe as consumers commonly use 1 I them. We will inform consumers of the environmental impacts of our . products or services. 7. Damage Compensation I We will take responsibility for any harm we cause to the environment by making every effort to fully restore the environment • and to compensate those persons who are adversely affected. 1 8. Disclosure We will disclose to our employees and to the public incidents ' relating to our operations that cause environmental harm or pose health or safety hazards. We will disclose potential environmental, ' health or safety hazards posed by our operations, and we will not • take any action against employees who report any condition that creates a danger to the environment or poses health and safety • hazards. • I 9. Environmental Directors and Managers I We will commit management resources to implement the Valdez Principles, to monitor and report upon our implementation efforts, and to sustain a process to ensure that the Board of Directors and Chief Executive Officer are kept informed of and are fully responsible "?'" I for all environmental matters. We will establish a Committee of the Board of Directors with responsibility for environmental affairs. At least one member of the Board of Directors will be a person qualified 1 to represent environmental interests to come before the company. • 10. Assessment and Annual Audit We will conduct and make public an annual self - evaluation of our progress in implementing these Principles and in complying with applicable laws and regulations throughout our worldwide operations. We will work toward the timely creation of independent environmen- tal audit procedures which we will complete annually and make ' available to the public. The Va /dez Principles were forged by the Coalition for Environmentally Responsible Economies (CERES1, a consortium of '4a Social Investment Forum and 14 national I environmental groups. The Social investment Forum is a national trade association of money managers, brokers, bankers, analysts, and other socially concerned investors that control about 150 billion investment dollars. I The ten Valdez Principles are structured to reward responsible corporate actions .. with investment dollars, and to withdraw dollars from irresponsible corporations. For example, a state pension fund might eventually sell off stocks in companies that did • not pledge' to support the principles. . I .'. Investors, consumers, and employees tan influence corporate behavior by s upporting corporations that subscribe to the Valdez Principles. More and more corporate leaders are learning that environmental responsibility is good for business: Vigorous public participation will shorten: (heir learning curves. ' . • • • .- # . 1 • _1 -, 5 November,1991 1 Mr. Jay Hanson, Program Chair , West Hawaii Sierra Club • GROUP 70 78 -6622 Mil Drive , Kailua-Kona, HI 96740 L I NI 1 1 r n Re: Environmental Assessment for Manini'owali Residential Community , . Manini owali, North Kona, Island of Hawaii (TMK: 7 -2 -4: por. 17) Francis S. Oda. AIA. AICP Norman G.Y. Hong, AIA Dear Mr. Hanson: Sheryl B. Seaman, AIA, ASID Robert K.L. Wong, AIA Hiroshi Hida, AlA Thank you for your June 17,, 1991 letter concerning the Environmental Assessment for the Manini'owali Residential Community. The following is Roy H. Nihei, AIA, CSI offered in response to your. comments. 1 Linda M. Aniya • Derrick T. Seiki We have reviewed The Valdez Principles which .you provided us along w ith Ralph E. Ponmore, AICP your letter. The proposed Manini'owali Residential Community is planned to t Edward T Green become a model project in terms of its sensitivity to the environment. North Paul P. Chomey, AIA Stephen H. Yuen. AIA Kona Development Group's development partner Davidson Communities, • Dean H. Kitamura, AIA based in San Diego; CA., has developed several residential projects which have ' Norma J. Scott required special sensitivity to the local environmental conditions. These June Fukushima -Lee. ASID principles will be considered by NKDG in its development of this residential 1 Anne Theiss, AIA, ASID . project. ' Stephen E. CaIIo, CPA _ Bradford A. Wellstead, AIA Thank you again for your comments. Please feel free to call either me or Yukie Walter R. Bell, ALA, CSI. CCS Ohashi if you have any questions or require additional information. 1 Walter K. Muraoka George I. Atta. AICP Sincerely, Jeffrey H AICP 1 James I. Nishimoto, AIA GROUP 70 INTERNATIONAL . Jen -Chih '_lack" Lee, AIA '- Michael A. Gami , / %J/•� �/�/ /J/ /� 1 E ric Crispin. ra ` % % %� /;`' %`% / Y // Danilo le M. Herrera / Jeffrey H. Overton, AICP 1 Senior Planner • 1 1 1 Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu. HI 96813-4398 • Phone 1808) 523-5866 • FAX (808) 523 -58 ' ' a . • • Lorraine. R. Inouye Mayor Norman K. Hayashi Director :1,11. O( 1 1, . . � Tad Nagasako I Planning Department Deputy Director --"" 25 Aupuni Street, Room 109 • Hilo, Hawaii 96720 • (808) 961 -8288 1 June 28, 1991 , EA) EemE . din , Q - Mr: Jeffrey H. Overton, AICP I Senior Planner GrIOUF;o Group 70 Limited LIMITED 924 Bethel Street I Honolulu, HI 96813 -4398 Dear Mr. Overton: I . Notice of Preparation of an Environmental Impact Statement Manini'owali Residential Community I This is to acknowledge receipt of your June 25, 1991, letter, requesting a two -week extension of the public review period for the ' Environmental Assessment (EA) of the Manini'owali Residential I Community development. Given that copies of the EA were recently • sent to the various representatives, agencies and organizations, we hereby grant you the time extension from July 8, 1991, to July 23, 1991, in order to allow additional time for the public to review and I comment on the document. By a copy of this letter, we will inform the Office of I Environmental Quality Control of the extension of the public review period. I Should you have any questions, please feel free to con act Alice Kawaha of this office. Sincerely, I R OMAN K. H H Tanning Di ecto S I AK:smo 2269D ' cc: Office of Environmental Quality Control (w /copy of letter) • • Lorraine R. Inouye ' Mayor Barry T. Mizhtno • Managing Director `�� a `'ft. David Fuertea ' ' Office of the Mayor Deputy Managing Director (1 .e County of Hawaii • 25 Aupuni Street, Rm. 213 • Hilo, Hawaii 96720 • (BOB) 961-8211 •Fax (808) 961 -6553 1 July 10, 1991 D DV D 1 � • Jill 1 h t9 t ' t NI Mr. Jeffrey H. Overton, AICP Senior Planner ctraoua To LIMITED Group 70 Limited 924 Bethel Street t Honolulu, HI 96813 -4398 Dear Mr. Overton: 1 General Plan Amendment North Kona Development Group ' . Manini'owali Residential Community Environmental Impact Statement Preparation Notice (EISPN) Thank you for the opportunity to provide comments on the ' preparation notice for the Manini'owali Residential Community EIS. We will be coordinating our response through the Planning Department at the Draft EIS stage. Should you have any concerns in the meantime, please do not hesitate to contact my office or the Planning Department. , Aloha, 1 RAI R. I OE Mayor ' 1 1 1 1 ' L orraine R. Inouye . • . • • Mayor Norman k Hayashi II ,4 o , ,pr,•r M1�k, Director i:; ‘ 4:. Planning Department ' Dep uty ec " 25 Aupuni Street, Room 109 • Hilo, Hawaii 96720 • (808) 961 -8288 1 0 EGENE D gi • lt ilt 3 1 1991. GROUP 70 July 29, 1991 LIMITED 1 Mr. Michael J. Hands I north none Development Group 1600 Ala Moana Boulevard, Suite 2306 Honolulu, HI 96815 ' Dear Mr. Hands: EIS Preparation Notice 1 Manini'owali Residential Community TMK: 7- 2- 4:Portion 17 The enclosed July 14, 1991, letter from Mr. Bill Graham is forwarded to you for your appropriate action and direct response to him with regards to his comments. I Please be informed that Mr. Graham's letter was received in this office prior to the July 23, 1991, deadline date. I Should you have any questions, please contact Alice K waha of this office. ' .-----ai/ Gam 1 MAN K. HAYASHI Planning Director 1 AK:mra 2590(2) I Enclosure cc: —dgffrey H. Overton, AICP (w /encl) ' West Hawaii Office 1 • 1 • • ' �. yyy q 6 ' RUSSEL S. NAGATA • JOHN WAINEE * I�_ .°. GOVEPHOP w. 4(M !� COMVi pOLIEP ROBERT P. TAKUSNI STATE OF HAWAII °E ° "" COMPTROLLER • DEPARTMENT OF ACCOUNTING AND GENERAL SERVICES LETTER NO.( P)1705.1 DIVISION OF PUBLIC WORKS �� P. O. BOX 119, HONOLULU. HAWAII 96810 E� /� I� � n(I I� E E"%l JUL - 5 19 91 J I ' 01' 'Illlll111�555 �� JUL 8 1991 Group 70 Limited ' 924 Bethel Street GROU 70 IED Honolulu, Hawaii 96813 • Attention: Mr. Jeff Overton Gentlemen: Subject: Manini'owali Residential Community 1 North Kona, Hawaii EISPN Thank you for the opportunity to review the subject document. We have no comments to offer. Should there be any questions, please have your staff contract Mr. Ralph Yukumoto of the Planning Branch at 548 -7192. Very tru y yours, TEUANE TOMINAGA State Public Works En ineer RY:bk cc: Mr. Norman Hayashi, Hawaii County Office of Environmental Quality Control 1 1 1 • i . 01 y '' �! ' ESTHER VEDA I� 11 EE • ; MECUMS OFFICER ' STATE OF HAWAII DEPARTMENT OF BUSINESS, ECONOMIC DEVELOPMENT & TOURISM I LAND USE COMMISSION Room 104, Old Federal Building 335 Merchant Street t1 U fff11R�� ((�� Honolulu, Hawaii 96817 e C �11 D Telephone: 538 4611 u 1 July 8, 1991 JUL 1 0 1991 1 GROUP 70 Mr. Jeff Overton LIMITED Group 70 Limited ' 924 Bethel Street • Honolulu, Hawaii 96813 ' Dear Mr. Overton: Subject: Manini'owali Residential Community Manini'owali and Kuki'o 2, TMK No.: 7 -2 -04: 1 portion of 17, North Kona, Island of Hawaii We have reviewed both the Environmental Assessment and I Notice of Preparation of an EIS for the subject project and confirm that the subject parcel is designated within the State Land Use Conservation District. 1 For your information, the parcels to the immediate north (TMK No.: 7 -2 -04: 16 and portion of 5) were reclassified to the Urban District from the Conservation District for a resort/ I residential community by the Land Use under LUC Docket No. A86- 603 / Huehue Ranch. I The Land Use Commission under LUC Docket No. A85 -597/ Kaupulehu Developments (TMK No.: 7 -2 -03: portion of 1) had previously reclassified approximately 575 acres adjacent to and north of the Huehue parcel to the Urban District for 1 intermediate resort /residential and golf course uses. We have no other comments at this time. Thank you for the 1 opportunity to comment on this matter. If you have any questions, please call me or my staff at ' 548 -4611. Sincerely, ESTHER UEDA 1 Executive Officer EU:to ' cc: Norman Hayashi, Director Hawaii County Planning Dept. 1 JOHN WAIHEE o r • AOUACULTURIADEWLO{RAENT • GOVERNOR • or NMYAII • 6 44 PROGRAM a5 • AOUATIC RESOURCES " w CONSERVATION AND ENVIRONMENTAL AFFAIRS c ? {�Q= CONSERVATION AND � - RESOURCES ENFORCEMENT n-1C' n� CONVEYANCES TAB FORESTRY AND WILDLIFE HISTORIC PRESERVATION RECE11VER STATE OF HAWAII PROGRAM - LAND MANAGEMENT STATE PARKS (�(� DEPARTMENT OF N OFLAND D NATURAL RESOURCES WATER RESOURCES MANAGEMEW J111 1 0 1991 PO BOX 621 HONOLULU, HAWAII 96609 GROUP 70 1 LIMITED July 8, 1991 Mr. Jeffrey H. Overton, AICP Ref. to: HA-91:487 ' GROUP 70 LIMITED 924 Bethel Street Honolulu, O'ahu, Hawai'i 96813 ' Dear Mr. Overton: ' Subject: Environmental Assessment for General Plan Amendment to the Proposed Manini'owali Residential Community, Manini'owali /Kuki'o 2, North Kohala, Hawai'i; Tax Map Key: 7 -2 -04: Portion 17 1 This is to acknowledge receipt of the subject environmental assessment for the proposed Manini'owali Residential Community. Please be informed that a copy has been forwarded to our Hawai'i District Land Office for their perusal and comment. Upon receipt of their findings, we will forward our combined comments to your office. In the interim, should you have any questions, please contact either Mr. Glenn Taguchi of our Hawai'i District Land Office at (808) 933 -4245 or Mr. Glenn Abe in Honolulu 11 at 548 -6460. Very truly yours, V "LAM/ • W. MASON YOU Land Management Admt� CC: HDLO ' Board Member , 1 1 4, !;fir 6)--- DEPARTMENT OF THE ARNO 8 , �' r \ T I � , jj . '. to‘ U. S. ARMY ENGINEER DISTRICT, HONOLULU ' 7 y BUILDING 230 1 D 1 ` 44 , 1 : " ' M FT. SHAFTER. HAWAII96858 -5440 + - December 13, 1991 ' s 4nc 0 !" REPLY TO (� ATTENTION OF: � E „ '- � (', n E r ' 1 Planning Division DEC 1u uD Mr. Norman K. Hayashi, Director I County of Hawaii Planning Department GROUP 70 LIMITED 25 Aupuni Street Hilo, Hawaii 96720 ' Dear Mr. Hayashi: We have reviewed the Draft Environmental Impact Statement I (DEIS) for the proposed Manini'owali Residential Community, North Kona District, Island of Hawaii (TMK 7 -2 -04: por.17). The following comments are provided pursuant to Corps of Engineers I authorities to disseminate flood hazard information under the Flood Control Act of 1960 and to issue Department of the Army (DA) permits under the Clean Water Act; the Rivers and Harbors Act of 1899; and the Marine Protection, Research and Sanctuaries ' Act. a. There are no known streams or anchialine ponds at the , project site; therefore, a DA permit is not required. b. The flood zone designation (Zone X) which is cited on I page 67 of the DEIS is correct. Sincerely, ORI , rt U {1�17'L Ir..T1 I Ray Jyo Acting Director of Engineering I Copies Furnished: Office of Environmental Quality Control 465 South King Street, Room 104 ' Honolulu, Hawaii 96813 North Kona Development Group ' Attention: Mr. Michael Hands 2877 Kalakaua Avenue, Suite GF #1 Honolulu, Hawaii 96815 I • 'c 70 International Attention: Mr. Jeffrey H. Overton, AICP 924 Bethel Street ' Honolulu, Hawaii 96813 4Dr 7 C - s44Io ; m`,, cia o „ 7 o • DEPARTMENT OF THE NA ' � lg. _��• '1'4'. COMMANDER w -- CI.- !?.• Iv) NAVAL BASE PEARL HARBOR ' I I v,. i^ BOX 110 v: �' '- PEARL HARBOR, HAWAII 968fi0 -5020 IN REPLY REFER TO "' r' j 11000 Ser 00F212774 II 1 4 N0V i33] County of Hawaii 1 Planning Department . Attn: Mr. Norman Hayashi, Director 25 Aupuni Street -' Ni;t; 1 I,� i T ' Hilo, HI 96720 Gentlemen: , MANINI'OWALI RESIDENTIAL COMMUNITY We have reviewed the subject DEIS and have no comments to offer. Since we ' have no further use for the DEIS, it being returned to the Office of ' • Environmental Quality Control. Thank you for the opportunity to review the draft. t Sincerely, ' li W K. iIU ., <%tont Pct.? Civil Engineer ' -cct nr cf Copy to: ' North Kona Development Group (Mr. Michael Hands) Group 70 International -.,�..., - -7 (Mr. Jeffrey H. Overton`AICP) ' OEQC (w /DEIS) • 1 • II 1 1 1 • • 1 November 17, 1991 i via 1 Engineering Office Norman Hayashi, Director Planning Department ' County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Subject: Draft Environmental Impact Statement for Proposed Manini'owali Residential Community, North Kona, Hawaii, 1 TMK: 7 -2 -04: por. 17 Dear Mr. Hayashi: 1 Thank you for providing us the opportunity to review the above mentioned Environmental Impact Statement. We have no comments to offer at this time regarding the project. Sincerely, 1 Jerry M. Matsuda 1 Lieutenant Colonel Hawaii Air National Guard Contracting and Engineering Officer Enc. ' c: Office of Environmental Quality Control ,/G`roup 70 International North Kona Development Group 1 1 1 1 1 5a " "r HOUSE OF REPRESENTA S / ° ` :w_ DANIEL I. KIHANO /.�. ,,asa, a 4i'• Sp.akcr THE SIXTEENTH LEGISLA URE / ".' ' � ,� PETER K. APO • M /t fi T fi'._.I�a_1)t BRIAN AN T. TANIGUCHI STATE OF HAWAII � ` { iii�,� x Maorth Haig L.edor STATE CAPITOL DENNIS A. ARAKAKI HONOLULU. HAW 96%13 �_i %boo. Whip TOM OKAMURA November 12, 1991 ' DISTRICT REPRESENTATIVES - f— Ist — JERRY CHANG _ 2nd — HARVEY S. TAIIRI ' 3rd — W.ATM: METCALF i• F. ^' • , ^ . r ^^ - - 4th — DWIGHT 1'. TAKAMINE '\L�l I ..) I7.• 1 51h -- VIRGINIA ISBELL 6th — MIKE U'KIEFFE* ; ' 7th — DAVID MURIHARA Sth — HERBERT 1. HONDA 4th — JOSEPH M. SOUKI - - ' 10th — ROSALYN BAKER I I1h — DANIEL J. KIHAND- 12th — SAMUEL 5. H. LEL I 3th — ROBERT BUNDA Jeffrey H. Overton, AICP 14th —ALES SANTIAGO Senior Planner ,' 150, — REB BELLINGER Group 70 Limited loth — TERRANCE W'. H. TOM 924 Bethel Street IAh — MARSHALL K.IGE Honolulu, Hawaii 96813 -4398 ' 18th — WHITNEY T. ANDERSON+ • .. - 14th — CYNTHIA THIELEN �rnn — JACKIE YOUNG . Dear Mr. Overton: 21st — DAVID D. STEGNIAIER ' 2 - 2 2nd— GENE R.WARD I acknowledge receipt 'of and thank you for the copy-. of 23rd— BARBARA MARUMOTO the Draft Environmental .Impact Statement for the - ' 24th— JANE B. proposed Maniniowali Residential Community. .,' 25th — CALVIN K.Y. SAY - - 26th — LES IHARA. JR. - I appreciate your taking the time to send me this 27th— BRIAN T. TANIGUCHI material. 28th — JAMES T. SHON , 29th — DAVID M. ElAGINO Wa 't personal regards. 10th — DUKE BAINUM 31st — CAROL FUKUNAGA 32nd — MAZIE HIRONO 1 cerely, ' 33rd — ROD TAM 34th — SUZANNE. N.1. CHUN ' • 35th — KENNETH T. HIRAKI / ' Jbrh — DWIGHT 'IGHT L. YOSHIMR 37th — DENNIS A. ARAKAKI ' • YNE MET' 4 F 38th — EMILIO S. ALCON Chairman 39th — ROMY M CACHOLA House •mmittee on Judiciary ' •(11h — KAREN K. HORITA - . 41s1 — TOM OKAMURA WCM :gkk 42nd — CLARICE S. HASHIMOTO 43rd — DAVID Y. IGE 441h — NOBORU YONAMINE 45th — 1LLIE R. DULDULAO 461h — PAUL T. OSHIRO ' 47th — ANNELLE C. AMARAL 48th — HENRY HAALILIO PETERS 49th — PETER K. APO . 50th — EZRA R. KANOHO 51st — BERTHA C. KAWAKAMI tMinnrily Leader ' ttMinnrity Finor Leader . 1 I • JAC 1 Ciii% <ha 1 1 NO/18 (P)2235.1 1 - 1 ITV 1 t 100! 1 County of Hawaii 1 Planning Department 25 Aupuni Street Hilo, Hawaii 96720 • . 1 Attention: Mr. Norman Hayashi Gentlemen: '1 Subject: Manini'owali Residential Community Draft EIS 1 Thank you for the opportunity to review the subject , , document. We have no comments to offer.. 1 Should there be any questions, please have your staff contact Mr. Ralph Yukumoto of the Planning Branch at 586 -0488. 1 Very truly yours, TEUANE TOMI GA 1 State Public Works Engineer 1 RY:jk cc: North Kona Development Group /Group 70 International • Office of Environmental Quality Control 1 1 1 . 1 - JOnsuAnIEE l -Q � klE 1111 EER GOVERNOR T 4 — . I ` j ^ i STATE OF HAWAII ' DEPARTMENT OF BUSINESS, ECONOMIC DEVELOPMENT & TOURISM LAND USE COMMISSION , Room 101, Old Federal Building 335 Merchant Street Honolulu, Nautili 96813 — - — Telephone: 5484611 i^ - November 8, 1991 ' , _ , NUS i 5 1741 1 Mr. Norman K. Hayashi • Planning Director II County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Dear Mr. Hayashi: ' Subject: Draft Environmental Impact Statement for. the Manini'owrali Residential Community, North Kona District, Hawaii We have reviewed the subject draft Environmental Impact Statement (DEIS) for the`Manini'owali Residential Community' project and confirm that it is designated within the State Ian Use Conservation District. Based on the , DEIS, we understand that a petition for reclassification of the subject. • property will be filed with the Ladd U . • • As mentioned in our letter dated July 8, 1991 on the Environmental Assessment for the subject project, there have been two major. projects in the ' general :area for which the Land Use Commission has approved reclassification from the Conservation District'to the Urban District, LSUC Docket No. A86- 603 /Huehue Ranch and A85- 597 /Kaupulehu Developments. We suggest that the Final EIS include a map of the proposed Manini'owali Residential Community in ' relation to the State land Use Districts. We have no other comments at this time. We appreciate the opportunity to ' comment on this matter. If you have any questions, please call me or Bert Saruwatari of our office ' at 587 -3822. Sincerely, "\-_,...-14.-D, 1 E UEDA Executive Officer EU:to 1 cc: Michael Harris 'Jeffrey H. Overton OEQC ' 1 1 ! • r . . t ., 1- 1 0 1 , 5 February 1992 Ms. Esther Ueda, Executive Officer Department of Business, Economic Development and Tourism 1 GROUP 70 Land Use Commission Room 104, Old Federal Building INTERNATIONAL 335 Merchant Street ' Honolulu, HI 96813 • Francis S. Oda, AIA, AICP Re: Draft Environmental Impact Statement for Manini'owali Residential Community ' Norman G. Y. Hong, AIA Manini'owali, North Kona, Island of Hawai'i (TMK: 7 -2 -04: por.17) •. Sheryl B. Seaman, AlA, ASID . Robert K. L. Wong, AIA Dear Ms. Ueda: Hiroshi Hida, AIA • . , Roy H: Nina, AIA, CSI Thank you for your 8 'November 1991 letter concerning the:. Draft Linda M. Aniya . Environmental Impact .statement (Draft EIS) for the Manini'owali Residential Derrick T Seiki Community.. • . .. • • . . . . t I _ _ Ralph E. Portmore, AICP ' . Edaara T Green We have prepar a map of the project area which depicts the St Land Use • Paul P. Chorney, AIA Districts in relation to the surrounding properties. Designated on `this. map • II Stephen H. Yuen, AIA are the Urban areaswhich- include the developments at ICaupulehu: end.. . Dean H. Kita[rtura. AI Kukl'o 1. ' The map is included in the Final EIS as,Figure.8.... Norma I. Scott ' Jnne Fukushima- Lee,ASID Thank you again for your `com y g y nts. Please feel free to call either me or Anne Theiss, AIA, ASID Stephen E. Gallo, CPA Yukie Ohashi if you have any questions or requireadditional information. Bradford A. Wellstead, AIA . I Walter R. Bell, AIA, CSI, CCS Sincerely yours, Walter K. Muraoka George I. Arta, AICP GROUP 70 INTERNATIONAL, INC. . ' Jeffrey H. Overton, AICP r.,.., James I. Nishimo[o, AIA /, , /V Michael A. Lee, AIA ?Oil? JV�J . . ' Michael A. Gami Eric G. Crispin. AIA Jeffrey H. Overton, AICP Danilo M. Herrera Senior Planner 1 1 1 1 . ' Group 70 International. Inc. Architects • Planners • Interior Designers • 92. Bethel Street • Honolulu. HI 96813 -4398 • Phone (80E9 S23-S8'a FAX 040815' -R87 °5 �. OFFICEVFSTATE PLANNING - • _ 1 (i i ; ,t 5 'Office of the Governor t 4 : � :1� TS i FAX: Dim:t r't Plies 587 -2848 1 „. + •) STREE ADDRESS: P.O. BOX 3540. H HONOLULU, HAWAII V8811 -3840 Planning Division SBl -18Y1 . TELEPHONE: (808) ae] -t 250 SOUTH 7 -280 0 Sf11EE71TN FLOOR :',...:,....4 � ` TEINONE: (eoe)MB, 88] -tB0 Ref. No. P-2634 ...„ n ' e December 24, 1991 R C�E ��! t' 1 - DEC 5 0 1991 • GROUP )0 • The Honorable Norman Hayashi ""' Planning Director IF Planning Department County of Hawaii . . awaii - '. 25 Aupuni Street Hilo, Hawaii 96720 Dear Mr. Hayashi • Subject: Draft Environmental Impact Statement for the Proposed • . Manini'owali Residential- Community, North Kona, Hawaii, ThfK: 7-2-04:17 We }lave reviewed the subject .petition relative.,to the Hawaii Coastal Zone '�Management.(CZM):Program objectives and, policies and.. have. the: following ':? comments. The applicant provides mitigation for control of pesticides and ' • fertilizers to minimize leaching and accumulation to groundwater through Integrated Pest Management (IPM) program and application schedules,: sediment basins, vegetation swales, drywells, including lysimeter tests to quantitatively determine the extent of leaching below the turf level. We understand that groundwater flows through lava tubes and enters the ocean in Kua Bay. This process is evident from lower salinity levels and increase in 11 silicate and natural nitrate levels in the surrounding Class AA waters of Kua Bay. We recommend that the applicant implement a water quality monitoring program in Kua Bay to monitor the impacts on marine life and endangered ' Hawksbill and Green Sea turtles from fertilizer and pesticide use. The project proposes construction of a desalinization plant to reclaim ' brackish water for irrigation and conservation of potable water. We are concerned about the potential run-off and seepage of waste by- products into groundwater that may eventually enter the Class AA waters of Kua Bay and impact marine life. More information is required on the methods of containment and disposal of waste by- products generated from desalinization, including a plan for implementing mitigation measures. The project will involve extensive cutting, grading, excavating and ' filling for a golf course and the community development. Adverse impacts on the indigenous and endemic Hawaiian plants should be avoided. The project - 1 III 4 110 2 . ' The Honorable Norman Hayashi Page 2 ' December 24, 1991 design should also avoid adverse impacts on archaeological sites and trails of ' historical significance. More information on these concerns should be included in the EIS, and reasonable mitigation measures should be proposed if the adverse impacts cannot be avoided entirely. 1 We appreciate the opportunity to comment on this Draft Environmental Impact Statement. If you have any questions, please feel free to call our CZM I office at 587 -2883. Sincerely, 1 Harold S. Masumoto Director ' cc: North Kona Development Group oup 70 International Office of Environmental Quality Control ' 1 1 1 1 1 . 1 1 1 • III • • . R 1 0 . . 5 February 1992 ' • • Mr. Harold S. Masumoto, Director ' Office of State Planning n C7" ' " 77 � Office of the Governor 7� PO Box 3540 , INTE a NATIONAL Honolulu, HI 96811 -3540 - Re: Draft Environmental Statement for Manini'owali Residential Community ' , Francis S. Oda. AIA, AICP Manini'owali, North Kona, Island of Hawai'i (TMK: 7 -2 -04: por.17) • Norman G.Y. Hong, AIA - . ^ Sherd B. Seaman, AIA, ASID , Dear Mr. Masumoto: ' R obert K.L. Wong, AMA . , _ Hiroshi Hida, AIA Thank you for your 24 December 1991 . letter concerning the Draft Roy H. Ninei, AIA CSI ' En v i r . onmental Impact statement (Draft EIS) for`the Maninfowali Residential Linda M. Aniya . ` : `Community. The following is offered itiiresponse -to your comments. Derrick T Seiki Ralph E. Portmore AICP k . Ocean Water Quality . . • .. . . Edward T Green Paul P Chorney. AW Potential changes to nearshore water` quality : as a : result of the proposed ' ; : • s epnen H Y uen AIA project have been considered'by Oceatut'Laboratoiies, Inc : (OLI);,their report is .' Dean H. Kitamura AIA ncl ' Norma.. scot[ iuded in the Final EIS •as . Appendix F. ,OLI's . findings indicate . that June Fukushima -Lee, ASID .nearshore ocean water could receive some minor input of ground . water Anne Theiss, AIA, ASID containing minor concentrations of fertilizer and treated effluent nitrogen. Stephen E. Calla, CPA Some extremely minute ,or non - detectable concentrations of pesticides could Bradford A. Wellstead, AIA be present in ground water released along this coast. The introduction of Walter R. Bell, AIA, CSI, CCs these small concentrations of fertilizer and pesticide compounds will not ' Walter K. Muraoka cause adverse effects on the nearshore water quality or the marine ecology George I. Atta, AICP due to the active ocean water mixing at the nearshore or offshore ground Jeffrey H. Overton, AICP water discharge points. ' James I. Nishimoto, AIA Jen -Chih "Jack" Lee, AIA Baseline monitoring of Kua Bay and the nearshore ocean waters off Michael A. Gami Manini'owali has already been initiated by OLI. North Kona Development ' Eric G. Crispin. AIA Group (NKDG) is willing to comply with requirements for long -term Danilo M. Herrera monitoring of nearshore water quality and the anchialine pond near Kua Bay. Details of an ocean water monitoring program will be developed in ' coordination with the State Department of Health and the DLNR - Division of Aquatic Resources. B. Desalinization Plant By- Product Water , The underlying brackish ground water contains approximately 1,000 ppm 111 chlorides. Desalinization by Reverse Osmosis (RO) is the planned method for supplying potable water supply to this project. The by- product water generated by the reverse osmosis plant will have a chlorides concentration of ' Group 'O International. Inc. Architects • Planners • Interior Designers • 92-. Bethel Street • Honolulu. 1-41 96813 -4398 • Phone 1808) 523-5866 • FAX 18081 523.511 ' Letter tak. Harold S. Masumoto, Director • Office o to Planning a 5 February 1992 Page 2 1 approximately 2,300 ppm. Despite this relatively high level of chlorides, the water is viewed as a resource for this project. The by- product water will be I diluted with treated wastewater effluent (250 ppm chlorides) and brackish ground water. This mixture of waters will produce an irrigation water with approximately 1,240 ppm chlorides. Residential areas will be irrigated with brackish groundwater only, containing no treated wastewater effluent. Salt - tolerant plants are planned to be used for the golf course turf and for the project's landscaping. I . The desalinization plant by- product water will be blended with treated effluent and brackish water within an irrigation storage pond on the project • I site.' This pond will be lined to prevent infiltration and loss to ground water. There will be no seepage of by- product water into the ground water, nor will there be any potential runoff of by- product water. ' Slight changes to the salinity of the ground water beneath the project .site could potentially result due, to the elevated chlorides content of the irrigation water. Potential effects on nearshore salinity have been considered by OLI. ' OLI's findings indicate that nearshore ocean water could receive some minor input of ground water with .. higher than average salinity as a result of the project's irrigation practices;' The introduction of water with slighlty greater salinity is not expected to cause adverse effects on the nearshore water quality or the marine ecology. The', higher salinity ground water• will be rapidly, mixed with the surrounding': ocean waters at the :nearshore' -or offshore t discharge point. ' C. Clearing and Grading Activities The vegetation occuring at the Manini'owali project site has been inventoried by Char and Associates (October 1991), as presented in the Draft ' EIS. This study indicates that on this property, there are indigenous plants (pili, 'ilima, alena and a 'ali'i) and endemic plants ('iwa'iwa, Cyperaceae sedge, native panic grass, nehe and puakala). The native species found on the site I occur throughout the islands in similar environmental conditions. Clearing and grading activities for project development will result in the disturbance or elimination of much of the existing vegetation on the site. The proposed ' development will not have a significant negative impact on the total island populations of these species. In fact, the proposed residential community, including the golf course, will establish native plant species as part of the ' landscaping, such as wiliwili, nehe, maiapilo, a ali'i, 'ilima, alahe'e and the pololei fern (a candidate endangered species). 1 ' Group 70 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, HI 96813 • Phone (808) 523 - 5866 • FAX (808)523 Letter t Harold S. Masumoto, Director ' Office o to Planning • 5 February 1992 • t Page 3 1 D. ' Impact on Archaeological Sites and Significant Trails 1 The proposed project will avoid adverse impacts to significant archaeological ' sites and trails of historic significance on this property. Substantial effort has ., been made in documenting existing features on the site, presented in a report by the Bishop Museum Applied Research Group. The final DLNR - approved report of the Archaeological Inventory Survey has been included as Appendix ' J of the Final EIS. Several of the archaeological features of the site will be data recovered or ' preserved. All burials found on the property will remain untouched with in- situ preservation. Protective measures have been taken to seal off these sites from potential disturbance by unauthorized visitors. Long -term preservation ' plans for the. significant sites will be formulated in the Cultural Resources Management Plan, to be prepared and submitted to the DLNR later in the • planning process. This plan will include two. coipponents, a preservation ,plan and a data recovery plan: Data Recovery expected to be extensive at '. significant sites which will be disturbed by project development. NKDG is working with the Na Ala Hele, Advisory, Coun cil to determine , 11 preservation plans for the historic trails found on this site Thank you `again` for your comments. Please -feel free: to, call either. me or Yukie Ohashi if you have any questions or require additional information. 1, Sincerely yours, ' GROUP 70 INTERNATIONAL, INC. - Jeffrey H. Overton, AICP ' Senior Planner . . 1 1 . 1 1 .1 Group 70 International. Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, HI 96813 - 4398 • Phone (808) 523 -5866 • FAX (808) 523 - ' JONN RAMIE -d 0, �. D Il /I Y 1///����- WILLIAM W. PATE. CHAIRPERSON Ill GO9u0s0A V "". IISr I1 I ID M IU00 LAM; YD N NLADYwCtm COULAIS I 0199r 4 IA MIAOW IAGOMORI e, ... H O ' Dan T. Kochi GROUP 70 ADUACULiuet O59tL0.M1NI I LI MITED STATE OF HAWAII PROGRAM AESOHNCEf DEPARTMENT OF LAND AND NATURAL RESOURCES CON$ERVAAION AND • £NVIAOHMENEAL UP AIRS CO R. 0. ROI 121 NSERVAIIOII AND ' HONOLULU. HAWAII 6660 RESOURCES ENFORCES( NI CONVEYANCES PORESTRV AND WILOLI,E REF:OCEA: SKK HISTORIC NM SERVAEgN IOGMY WOW YAMGEYENt I MAW PARRS WATER MID LANO DE PELO,MENI DEC 9.1 v i FILE NO.: 92 -277 ' DOC. NO.: 2181E ' The Honorable Norman K. Hayashi Director I Planning Department County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 . Dear Mr. I Subject Draft Environmental Impact. Statement (DEIS) for 'the . Manini'owali `Community;"- North Kona,. Hawaii '..... TMK 4 3) 7 2=4: 17 I Thank you for giving our Department 'the opportunity to review this • draft EIS. Our comments are as follows: I Brief Description: The applicant plans to construct a medium density residential community with recreational amenities including a golf course, I clubhouse, tennis center and supporting infrastructure. The project area is about 388 acres, mauka of Kua Bay, approximately 1,000 feet from the shoreline, five miles north of the Keahole ' Airport. The developer will provide continued and improved access to Kua Bay and provide park improvements at the State -owned coastal portions of this site as required by the terms of the land exchange between the State of Hawaii and the applicant. 1 . 1 1 N. Hayashi -2- File NO.': 92r277 1 DIVISION OF AQUATIC RESOURCES COMMENTS: The Draft EIS has provided some information on mitigating possible impacts of drainage water, landscaping and agriculture chemicals, waste disposal, and nutrient enrichment. However, the Department should have the opportunity to review more detailed provisions of forthcoming plans for irrigation and other wastewater disposal when these are completed, especially if a desalination system is proposed. Should a desalinization system be selected as the source of potable water, the impacts of brine or high salinities to coastal resources should be addressed. A monitoring program to identify and mitigate potential adverse impacts to offshore water quality and a nearby anchialine pond should be required_ Finally, any plans for beach or shoreline modifications on the State -owned coastal portion which may affect aquatic resource values should be submitted to the Department for review. • HISTORIC PRESERVATION DIVISION COMMENTS: Pages 72- 78 .accurately present the historic preservation status of ;2. this project. This section is quite•good in presenting the general • °'1 historic sites patterns of this area, and the, reader can easily see the sites found within the project and site patte The applicant also indicates their general plans for mitigation. However,.as the section states, division has sent back the 1 archaeological inventory survey report 'for revisions, and we will _ • not finalize the significance evaluations or approve mitigation plans until the revised report is submitted. This means that historic preservation review has not yet completed the initial steps of identifying significant sites or agreeing upon general mitigation commitments. Until these steps are concluded, we will be recommending no decision be made on any rezoning petitions by the County, State Land Use Commission or DLNR. DIVISION OF STATE PARKS COMMENTS: ' Many of these concerns were mitigated through the conditions and covenants incorporated into the exchange deed (e.g., 400 -foot wide open space buffer at the makai boundary, a 60 -foot wide park roadway and utility easement, and connection to NKDG's water system). In addition, the master plan proposals include other considerations that from a state park's viewpoint is considered positive. This includes locating the wastewater treatment plant away from the coast and the proposed state park, designing of land uses and facilities to avoid changes in topography as much as possible, minimiiing adverse visual effects (e.g., structure height limitations, and material and color selection in keeping with the natural setting), proposed routing of the park access along the historic trail to the small puu within the project site form the • proposed state park. 1 1 ' • � � " N. Hayashi -3- File NO.: 92 -277 1 Coordination on matters of common concern have been good. However there is another matter that was probably overlooked or jurisdiction was unclear. We should be included as one of the I consulted parties regarding any trail that will connect or direct people to the proposed state park because of the direct affect it will have on our planning and management of the area. 1 DIVISION OF LAND MANAGEMENT COMMENTS: I Land Management;,Division has no objections, as long as the landowner complies with the terms and conditions contained in the exchange deed entered into with the State of Hawai'i, in addition to the following: ' 1. Construction and placement of any buildings in the 400 -foot buffer zone be prohibited; 2. .All . improvements, including the golf course, be wholly within .the. landowner's property; • 1 3. Landowner be required to provide public use /play on the golf course 50% of the time during weekdays and weekends at green fees comparable with County of.Hawai'i. ' Land Management also has concerns as to the water usage /availability • to the project. 1 DIVISION OF WATER RESOURCE MANAGEMENT COMMENTS: The location of the proposed wells should be coordinated with DWRM to prevent impacts among the existing and proposed wells. DIVISON OF FORESTRY AND WILDLIFE COMMENTS: ' Thank you for allowing the Division of Forestry and Wildlife to comment on the draft EIS regarding the Manini'owali Residential Community. I understand that you are working with the Big Island Na Ala Hele Advisory Group on resolving any issues regarding access and trails. At this time, we have no further comments to make except that you continue to work with the Advisory Group. Should 1 you have any questions regarding'this draft EIS, please feel free to call Ms. Christina Meller, Na Ala Hele Program Manager, at 587 -0062. 1 1 • 1 ' • • , R N. Hayashi -4- File NO.: 92 -277 OFFICE OF CONSERVATION AND ENVIRONMENTAL AFFAIRS COMMENTS: According to the Draft EIS, the North Kona Development Group (NKDG) will submit a Conservation District Use Application (CDUA) for the proposed subdivision of parcel 7 -2 -04: 17 pursuant to, but not limited to, the conditions and agreements established under the Awakee land exchange between the Applicant and the State Department of Land and Natural Resources (DLNR). Additionally, the applicant would be required to obtain a State Land Use District Boundary • Amendment prior to the initiation of any work on the premises. Furthermore, to ensure compliance with the conditions and covenants established pursuant to the Awakee land exchange, we would ask the State Land Use Commission (LUC) and the County of Hawaii to incorporate the above conditions into any subsequent state or county approval or permit affecting the subject property and surroundings. Thank you for your cooperation in this matter. Please feel free to call me or Sam Lemmo.at our Office of Conservation and , Environmental Affairs, at 587 -0377, should you have any questions. Ver tr you • 1 WILLIAM W. PATY cc: OEOC NKDG Group 70 ' 1 1 1 1 1 • 1 ' • • 4. 1 . ' , 5 February 1992 0 Honorable William W. Paty, Chairperson • Department of Land and Natural Resources I GROUP 70 P.O. Box 621 Honolulu, HI 96806 INTERNATIONAL I • R e: Draft Environmental Impact Statement Manini'owali Residential Community Francis 5. Oda, MA, AICP Manini'owali, North Kona, Island. of Hawai'i (TMK: 7 -24: por. 17) I Norman G.Y. Hong. AIA Sheryl B. Seaman, AIA, ASID 11 Robert K.L. Wong, AIA Dear Mr. Paty Hitoshi Hida, MA ' Roy H. Nine ,AIA, CSI Thank you for your 9 December 1991 letter. concerning the Draft Environmental • Linda M.Aniya Impact Statement for the Manini'owali Residential Community. The , Derrick T seiki f ollowing is offered in response to your comments. . .. - I Ralph E. Portmorc, AICP : , . .. . Edward T Green p ". - Aquatic Resources Paul P. Chorncv, AIA _ - . Stephen HfYucn AIA As planning for this project progresses;._ additional detailed design I Dean H. Kitamura, AIA Normal soon information on the wastewater disposal system and desalinization system June Pukusnima -L «. ASID . will become available. As these detailed plans. are completed, we would - • Anne Theirs, AIA, ASID gladly forward this infomration for your consideration. Stephen E. Callo, CPA Bradford A. Wellstcad, AIA Desalinization is the method of potable water supply that will be selected for I Walter R. Bell, AIA, CSI, CCs this project. The by- product water generated by the reverse osmosis plant will Walter K. Muraoka have a higher salinity than the underlying brackish ground water. Prior to George 1. Atta, AICP use for irrigation, the by- product water will be substantially diluted with I Jeffrey H. Overton, AICP treated wastewater effluent to create a less saline water for irrigation use. James 1. Nishimoto, AIA Several types of salt- tolerant plants will also be included in some portions of Jen -Chih "Jack" Lee, AIA the!•project landscaping, which will enable direct use of the by- product water, Michael A. Garni if necessary. Eric G. Crispin, AIA ., • Danilo M. Herrera ,. ,;• Pot changes to the aquifer salinity due to the project's irrigation, and ' potential effects on nearshore salinity have been considered by Oceanit Laboratories report included as Appendix F in the Draft EIS. Oceanit's findings indicate that nearshore ocean water could receive some minor input ' of ground water with higher than average salinity as a result of the project's irrigation practices. The introduction of water with slighlty greater salinity will not cause adverse effects on the nearshore water quality or the marine ' ecology. The higher salinity ground water will be rapidly mixed with the surrounding ocean waters at the nearshore or offshore discharge point. • ' Group 70 International. Inc. Architects • Planners • Interior Designers • 92. Bethel Street • Honolulu. HI 96813 -.398 • Phone (808) 523-5866 • FAX (808) 523 -587 Letter ti. William W. Paty, Chairperson • ' Board o nd and Natural Resources 5 February 1992 • n e Page 2 ' NKDG is willing to comply with requirements for monitoring of nearshore water quality and the anchialine pond near Kua Bay. Details of an ocean water monitoring program will be developed during a later stage of the planning process, in coordination with the State Department of Health and your Division of Aquatic Resources. Shoreline park improvements are currently being considered by your State Parks Division. In November 1991, North Kona Development Group (NKDG) sponsored a meeting of government representatives, elected officials and community representatives to consider preliminary ideas for park facilities along this section of the coast. As stipulated in the Exchange Deed, NKDG will construct or contribute towards these facilities following the plans reached by the State Parks Division, which will undoubtedly include the input of the Division of Aquatic Resources. B. Historic-Preservation Division The Archaeological Inventory Survey prepared by the Bishop Museum , ' Applied Research Group has been revised and approved by the HPD. The revised report is included in the Final EIS as Appendix Site significance evaluations presented in this document have been finalized with agreement ' from HPD. ` General mitigation measures are presented m the Final EIS, however, detailed preservation and mitigation plans will continue to be worked in coordination with HPD staff. This document will be completed in the coming year. C. Division of State Parks NKDG is proud to be assisting the State Parks Division in the planning and development of the proposed Shoreline Park at Manini'owali. We would be ' glad to include the State Parks Division in the discussion regarding mauka- makai trails between the State lands and the NKDG land. To date, we have been coordinating trail planning efforts with the Big Island Na Ala Hele Advisory Group. 1 Preliminary planning for foot trail connections between the NKDG land and the makai State -owned park area has currently identified one historic mauka- makai trail segment near Kilcapa Bay which will be maintained and possibly enhanced where appropriate. This trail will have public access, allowing visitors to the site to hike to a scenic viewpoint on the small pu'u. Additional foot trails connecting the NKDG land to the State land are being considered to provide additional routes for project residents to access the State lands of Manini'owali and Awake'e. The routes and use character for the additional trails are under preliminary consideration, and they have not been Group 70 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, HI 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523 -58' II Letter tab. William W. Paty, Chairperson • I Board oWid and Natural Resources . 5 February 1992 Page 3 plotted on the Conceptual Land Use Master Plan for the residential community. 1 D. Division of Land Management ' NKDG has agreed to pursue approval for its residential community based on • compliance with the terms and conditions contained in the Exchange Deed. The 400 -foot no- structures zone will only be utilized for landscaping and golf course play areas, with no structures included. All improvements of the 1 residential community will be within the 388 -acre NKDG land at Mani owali, excepting required off -site roadway improvements at the project access connection with Queen Ka'ahumanu Highway. I Public use of the golf course and green fees for kama'aina players will be available at this development, with further details to be determined later in ' the planning process. E. Division of Water Resource Management 1 The location of NKDG's proposed brackish water wells on State ,lands mauka r of the NKDG land will be coordinated with DWRM to address and minimize I potential effects on existing and proposed wells. F. Division of Forestry and Wildlife NKDG fully intends to continue working with the Big Island Na Ala Hele Advisory Group resolving issues regarding access and trails. I G. Office of Conservation and Environmental Affairs NKDG intends to submit a Conservation District Use Application (CDUA) for ' the proposed subdivision of parcel 7 -2 -04:17. NKDG also intends to comply with the terms and conditions of the land exchange. We understand that the DLNR may consider additional conditions relating to the subdivision request, I which we hope will be consistent with the exhange conditions imposed to date. NKDG will also be filing a State Land Use District Boundary Amendment to request State Urban District designation for its residential 1 community. 1 1 ' Group 70 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, HI 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523 -5874 Letter William W. Paty, Chairperson • ' Board d and Natural Resources 5 February 1992 1 c Page 4 1 Thank you again for your comments. Please feel free to call either me or Yukie ' Ohashi if you have any questions or require additional information. Sincerely, 1 GROUP 70 INTERNATIONAL, INC. ' Jeffrey H. Overton, AICP • ' Senior Planner 1 • . 1 1 1 1 1 1 . 1 • 1 Group 70 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, HI 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523 -5J 1 • III 9 1 November 22, 1991 . 1 1 `- - _ LOG NO: 4084 MEMORANDUM DOC NO: 3269C TO: Roger Evans, OCEA - .,. 1 FROM: Don Hibbard, Administrator state Historic Preservation Division / I SUBJECT: Draft EIS for LUC Petition and County General Plan Amendment -- Manini'owali Residential Community (North Kona Development Group) File No. 92 -277 Maniniowali & Kukio 2, North Kona, Hawaii TMK: 7 -2 -04: Dart 17 1 HISTORIC PRESERVATION PROGRAM CONCERNS: Pages 72 -78 accurately present the historic preservation status-of 1 this project. This section is quite good in presenting the general historic sites patterns of. this area, and the reader can easily see the sites found within.the project and site patterns. I The, applicant also indicates 'their general plans for mitigation.% 'However, as the section states, oui.division has sent back the archaeological inventory survey report for revisions, and we will not finalize the significance evaluations or approve mitigation plans until the revised report is submitted. This means that historic preservation review has not yet completed the initial steps of identifying significant sites or agreeing upon general 1 mitigation commitments. Until these steps are concluded, we will be recommending no decision be made on any rezoning petitions by the County or State Land Use Commission. 1 RC:jle N!V 27 1991 ' bcc: Planning Department, County of Hawaii 1 1 1 1 1 • • 1 1 I" 5 February 1992 1 • Mr. Don Hibbard, Administrator 1 • State Historic Preservation Division 33 South King Street, Sixth Floor GROUP 70 Honolulu, HI 96813 • 1 INTERNATIONAL - Re: Draft Environmental Impact Statement Manini`owali Residential Community 1 Manini owali; North Kona, Island of Hawaii (TMK: 7 -2-4: por. 17) Francis S. Oda, ALA, MCP . . Norman G.Y. Hong, AIA Dear Mr. Hibbard: 1 Shell B. Seaman, AIA, ASID Robert K.L. Wong, AIA Thank you for your 22 November 1991 letter concerning the Draft Hiroshi Hida, AIA • Environmental Impact Statement (Draft EIS) for the Manini owali Residential 1 Roy H. Nihei, AIA, CSI Community. The following is offered in response to your comments. Linda M. Aniya , Derrick T Seiki , The Archaeological Inventory Survey prepared by the Bishop Museum Ralph E. Portmore, AICP ;Applied Research Group has been revised in, accordance with your staff 1 Edward T Green , review and comments and approved by your Division. The revised final Paul P. cnomcy, ALA report is included in the Final EIS as. Appendix J. Site significance Stephen H. Yuen. AIA evaluations presented in this document are now finalized with agreement Dean H. K,t "" ° " AIA from your Division. General mitigation measures have been presented in 1 Norma J. Scott the Final EIS, however, detailed reservation 'and mitigation plans will June Fukushima -Lee, ASID P g P 1 Anne Thciss, AIA, ASID continue to be worked on with your staff. These will be presented in a Stephen E. Gallo, CPA cultural resources management plan which will be prepared and submitted to Bradford A. Wellstead, AIA you in the next stage of project planning. The plan will include two Walter R. Bell, AIA, CSI, CCS components, a preservation plan and a data recovery plan. 1 . Walter K. Muraoka George I. Arta, AICP Thank you again for your comments. Please feel free to call either me or Yukie Jeffrey H. Overton, AICP Ohashi if you have any questions or require additional information. 1 James I. Nishimoto, AIA Jen -Chih "Jack" Lee, AIA Sincerely yours, Michael A. Garni Eric G. Crispin, AIA GROUP 70 INTERNATIONAL, INC. 1 Danilo M. Herrera D#1 '61 • &P"CA........% 1 Jeffrey H. Overton, AICP 1 Senior Planner 1 • . .1 Group 70 International. Inc. Architects • Planners • Interior Designers • 92. Bethel Street • Honolulu, HS 9681 3-43 98 • Phone (808) 523 -5866 • FAX (808) 523 -5 • JOHN WAIHEE - • • WILLIAM W. PATY. CHAIRPERSON 9 GOVERI{1R OF HAWAII A ". 41 s f O NO • BOARD OF LAND AND NATURAL RESOURCES '• 1 DEPUTIES _ KEITH W. AHUE z 4 I6 � °' ` tt MANABU TAGOMORI +W FRK HO DAN T. KOCHI I AOUACULTURE DEVELOPMENT STATE OF HAWAII PROGRAM AQUATIC RESOURCES DEPARTMENT OF LAND AND NATURAL RESOURCES CONSERVATION AND ENVIRONMENTAL AFFAIRS DIVISION OF FORESTRY AND WILDLIFE CONSERVATION AND 1151 PUNCHBOWL STREET RESOURCES ENFORCEMENT ' ,, r „ V I CONVEYANCES HONOLULU. HAWAII 96013 FORESTRY AND WILDLIFE HISTORIC PRESERVATION PROGRAM LAND MANAGEMENT I 20 November '91 STATE PARKS WATER RESOURCES MANAGEMENT Mr. Jeffrey H. Overton, AICP Senior Planner 1 Group 70 Limited 924 Bethel Street Honolulu, HI 96813 -4398 ' SUBJECT: Review of the Draft Environmental Impact Statement for the Proposed Manini'owali Residential Community; North Kona. Hawaii 1 'FMK: 7 -2-04: por 17 . Dear Mr. Overton: 1 Thank you for allowing the Division of Forestry and Wildlife to comment on the draft , EIS regarding the Manini'owali Residential Community. I understand that you are - working I with the Big Island Na Ala Hele Advisory Group on resolving any issues regarding accesses and trails. At this time, we have no further comments to make except that you continue to work with the Advisory Group. Should you have any questions regarding this draft EIS, 1 please feel free to call Ms. Christina Meller, Na Ala Hele Program Manager, at 587 -0062. Very truly yours, //i (/J-/ ?G ��v ' Michael G. Buck Administrator 1 cc: Roger Evans, OCEA Chris Meller, Na Ala Hele /w EIS 1 Rodney Oshiro, Hawaii DOFAW 1 1 1 . • • 1 • B • 1 0 . 5 February 1992 ' Mr. Michael G. Buck, Administrator 1 Department of Land and Natural Resources ' GROUP 70 Division of Forestry and Wildlife 1151 Punchbowl Street INTERNATIONAL - Honolulu, HI 96813 Re: Draft Environmental Statement for Maninl'owali Residential Community Francis S. Oda, AIA, AICP Manini owali, North Kona, Island of Hawai'i (FMK: 7 -2 -04: por.17) Norman G. Y. Hong, AIA ' Sheryl B. Seaman, AIA, ASID Dear Mr. Buck Robert K. L. Wong, AIA Hiroshi Hida, AIA Thank you for your 20 November 1991 letter the Draft Roy H. Nihei, AIA, CSI Environmental Impact Statement (Draft EIS).,, for . the Manini'owali ' Linda M. Aniya • Residential. Community. North Kona Development Group and its Derrick T Seiki representatives have been working with the Hawaii Island Na Ala Hele , Ralph E. POamOre, MCP Advisory" Council and will continue to do so through this project and, as Edward T Green appropriate,- during the State park planning .process , for the adjacent State • Paw P.Chorney, AIA .lands • +' I . .. Stephen H Yuen, AIA , _ ' Dean H K;[zmu "'AIA • Thank you again your letter. Please feel free to call'.either me or Yukie Norma J. Scot[ • June Fukushima -Lee, ASID Ohashi if you have any questions Or require additional in • Arne Theiss, AIA, ASID ' Stephen E. Callo, CPA Sincerely yours, - Bradford A. Wellstead, AIA Walter R. Bell, AIA, CSI, CCS GROUP 70 INTERNATIONAL, INC. - . ' Arta, A1C Weber K. M George 1. Overton, / / O Jeffrey H. Overn, AICP T ' James I. Nishimoto, AIA Jen -Chip "Jack" Lee, AIA Jeffrey H. Overton, • AICP • Michael A. Garni Senior Planner ' Eric G. Crispin, AIA Danilo M. Herrera . • 1 1 Group 70 International, Inc. Architects • Planners • Interior Designers • 92'i Bethel Street • Honolulu. HI 96813-4398 • Phone (808) 523 -5866 • FAX 18(18) 523 -51 0 • 9 NA ALA HELE n 1 7 ,-, '. ,:. Hawaii Trail es Access System DEC 9 GROUP 70 LIMITED 1 Group 70 Limited December 23. 1991 924 Bethel Street Honolulu. Hawaii 96813 I Attn: Jeff Overton 1 Dear Mr. Overton: I Subject: Comments on Draft EIS Location: ' Manini'owall (Residential Community North Kona District, Hawaii 1 TMK: 7-2 17 (por.) I Thank you for giving the Ne Ale Hele Hawaii Island Advisory Council the opportunity to comment on this matter. We have the.following concerns: • I 1) That all the conditions of the land exchange regarding trails and other archaeological sites be enforced, I 21 That the proposed medium denslty.of the project will detract from the present rural setting of the area and that this density may not allow enough of a buffer zone around the trails on the protect site. 1 We look forward to continuing to work with you in coordination with the Historic Preservation Program to enaure the continued existence of a functional network of ' historic trans In the region. Very truly yours, ' eta 1 Michael P. Tomich Chairmen, Hawaii Island 1 Advisory Council 1 OMcgn at rorsatry IL WIIdIto • OogI. of Land & Natural Rsoouraa • P.O. Boll MHO • MP, Hawa11 OG7204440 . 1 • 0 I t e 5 February 1992 ' Mr. Michael P. Tomich, Chairman 0 . Na Ala Hele, Hawaii Island Advisory Council ' Division of Forestry and Wildlife Department of Land and Natural Resources PO Box 4849 • GROUP 70 Hilo, 1-11 96720 -0849 ' I N T E R N A T I O N A L Re: Draft Environmental Impact Statement for Manini'owali Residential Community Manini'owali, North Kona, Island of Hawai'i (TMK: 7 -2-04: por. 17) 1 Francis S. Oda, ALA, AICP Dear Mr. Tomich: Norman G.Y. Hong. AIA ' Sheryl B. Seaman, AIA, ASID Thank you for your 23 December 1992 letter concerning the Draft Robert K.L. Wong, AIA Environmental Impact Statement - (Draft EIS) for the Manini'owali . Hitoshi Hida, AIA Residential Community. The following is offered in response to your Roy H. Nihci, AIA, CSI comments. , . Linda M. Aniya — .,.. - Derrick r Seiki 1. Enforcement of Land Exchange Conditions . .., . Ralph E. Portmore, AICP ' . Edward T Green North Kona-Development Group '(NKDG) has been working, closely with the Paul P. Chorney, AIA Historic: Preservation Division in finalizing the significance assessments and - Stephen H. Yuen, AIA the general - mitigation plan for archaeology sites on the,property. NKDG will ' "° H. Kit rnuia, AIA also continue to discuss with your Na Ala Hele Advisory Council members to. • Norma). Scott June Fukusnima -Lee. ASID • further determine the treatment of the significant sites on the property which Anne Theiss, AIA, ASID have been surveyed by the Bishop Museun Applied Research Group. ' Stephen E. Gallo, CPA Bradford A. Wcllstead, AIA 2. Density of Residential Units Walter R. Bell, AIA, CSI, CCS- , Walter K. Muraoka Generally, the Conceptual Master Plan for the project indicates that 134 acres George 1. Ana, AICP of the 388 -acre parcel will be utilized for the development of 900 to 1,100 Jeffrey H. Overton, MCP homes; this is equivalent to an overall average of approximately 4 units per , James 1. Nishimoto, AIA acre. In the next phase, specific site planning will consider the relationships Jen -Chih "Jack" Lee, AIA between structures, archaeology sites and historic trails in greater detail. This Michael A. Gami and possible additional studies will enable us to determine the size of buffer , Eric G. Crispin, AIA zones around trails and other sites. Danilo M. Herrera • Thank you again for your comments. We look forward to meeting with your ' Council soon. Please feel free to call either me or Yukie Ohashi if you have any questions or require additional information. Sincerely yours, 1 GROUP 70 INTERNATION L, INC. ' e y .Overton, CP , Senior Planner Group 70 International. Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu. HI 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523 -j , Ge% , , Itt EGEHEril) • 511 1.44 JONN WAINEE „y - k I- oorewio. '" ! GROUP 70 Dkocior ' • uOITED STATE OF HAWAII OFFICE OF ENVIRONMENTAL QUALITY CONTROL ' 220 SOUTH KING STREET FOURTH FLOOR HONOLULU. HAWAII 96813 1nE CWE (l0e) 5864115 December 20, 1991. Mr. Norman K. Hayashi ' Planning Director County of Hawaii 25 Aupuni Street ' Hilo, Hawaii 96720 Dear Mr. Hayashi: Subject: Manini`owali Residential Community, North Kona District, Island of Hawaii - Draft Environmental Impact Statement. 1 We have reviewed the above document and. would like to offer the following comments: ' 1. Pursuant to section 11-200-17(b), Administrative Rules, Department "of Health, please discuss unresolved issues in the Summary Sheet. 1 2. Pursuant to section 11- 200- 17(k), Administrative Rules, Department of Health, please discuss the possibility of ' environmental accidents, if any. 3. The statement on page 121 discloses potential danger to users (of the beach) and potential conflicts between different users - are any mitigation measures contemplated? Thank you for the opportunity to comment on the proposed project. ' Sincerely, Brian J.J. Choy ' Director BC:et c: Mr. Michael Hands North Kona Development Group 2877 Kalakaua Ave., #G.F.1 Honolulu, Hawaii 96815 • . .= e • 1 0 6 5 February 1992 ' Mr. Brian J.J. Choy, Director ' • Office of Environmental Quality Control ' GROUP 70 220 South King Street, Fourth Floor Honolulu, HI 96813 INTERNATIONAL Re: Draft Environmental Statement for Manini'owali Residential Community ' . Manini'owali, North Kona, Island of Hawai'i (TMK: 7 -2 -04: por.17) Francis 5. Oda, AIA, AICP Norman G.Y. Hong, AIA Dear Mr. Choy: ' Sheryl B. Seaman, AIA, ASID Robert K. L. Wong,AIA Thank you for your 20 December 1991 letter concerning the Draft . . Hiroshi Hida, AIA Environmental Impact statement (Draft EIS) for the Manfni'owali Residential ' Roy H. Nm AI ei, A, CSI Conuriunity The following responses are to your specific comments. , Linda M. Aniya , • . • - - .. Derrick 7 5eiki Regarding the. unresolved issues which are presented in Section 7.0 of this . ' , - Ralph E. Portmore, AICP Final EIS, the following. additional information is provided.„,,,. Edward t Green - . . • :Paul P. Chorney, AIA 1. Unresolved ISSUeS' - ' . _ , s "' , . .. Ste phen H. Yuen, AIA • ' t -' ', Dean'H; Kitarnura, AIA State Park Access Rout The existing dirt access roadway to the Kim . Norma J. Scott June Fukushima -Lee, ASID , area Will remain until a superior roadway is constructed. The route of the ' Anne Thciss, AIA, ASID . new roadway is shown on the Conceptual Master Plan on page 2 of this Stephen E. CalIo, CPA document. We. are working with the Division of State Parks on park Bradford A. Wellstead, AIA planning including the routing of the access road which must ultimately Walter R. Bell, AIA, CSI, CCS receive the approval of the Board of Land and Natural Resources. ' Walter K. Muraoka George I. Atta, AICP • Affordable Housing. The proposed project will offer market priced Jeffrey H. Overton. .MCP residential housing units on the 388 -acre site. North Kona Development , James I. Nishimoto, AIA Group (NKDG) will also participate in developing affordable housing Jen -Chih "Jack" Lee, AIA units at a location which is, at this time, still undetermined. NKDG is Michael A. Gami discussing alternatives with appropriate State and County agencies to be ' Eric G. Crispin, AIA able to move forward on this issue. The coordination for the affordable Danis° M. Herrera housing component is in the inquiry stage. • • • Brackish Water Wells on State Lands. The process of receiving the . ' approvals to develop brackish water wells on the adjacent mauka State lands will require further discussions between the NKDG and the DLNR ' and approvals from the Board of Land and Natural Resources and the Water Commission. These processes are on -going and will continue until the permits and approvals are obtained. ' • Project Access Intersection with Queen Ka'ahumanu Highway. The recently released State Department of Transportation (State DOT) report, Group 70 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu. HI 96813-098 • Phone (808) 523.5866 • FAX (8081523-51 Letter to Mr. Brian J. J. Choy, Director Office vironmental Quality Control ' S Feb 992 Page 2 1 Island of Hawaii Long Range Highway Plan (May 1991) states: Improve Queen Ka'ahumanu Highway to a four -lane access controlled freeway with grade - separated interchanges. Two -lane frontage roads should also • be constructed to provide local access and circulation to surrounding properties. Discussions with the State DOT by Manini'owali project team consultants as well as by the adjacent projects in the Kaupulehu /Kona Village /Kuki'o resort node have resulted in the preliminary decision to design one interchange to service the developments located within the Kaupulehu, Kuki'o and Manini'owali ahupua 'a. Specific siting of the interchange will require study by the State DOT. We are not aware that an ' implementation schedule has been established by DOT at the present time. ' • On - Site Burial Preservation Measures. The burials on the project site are proposed for in -situ preservation with buffer zones as recommended by the Hawai'i Island Burial Council. Detailed studies and site planning to ' establish buffer zones will be prepared at a later point in the approval process and will again be reviewed by the Burial Council. ' 2. The Possibility of Environmental Accidents. Potential environmental accidents which could occur at • this residential ' community include: wastewater treatment system failure, pesticides spill, and fuel or other chemical spill. Response plans for various types of accidents will be prepared at the appropriate point in the process. The wastewater facility will have back -up measures in the event of a power loss or system malfunction. Effluent overflow storage vaults will be present at pump stations and the treatment plant. Back -up power generators will also be installed with alarm systems alerting facility operators. To protect groundwater from the unlikely event of a chemical spill, maintenance, mixing and storage areas will be confined to sealed control chemical areas. The maintenance area drainage system will be designed to ' trap and filter water -borne contaminents in equipment wash zones and loading zones. Rapid percolation in natural lava areas and lava soils make it difficult to contain an accidental spill that could occur on project roadways. 3. Potential Danger /Conflicts to Beach Users. The planning and development of the State parkland which includes Kua Bay and Manini'owali Beach is the responsibility of the DLNR, Division of State Parks. NKDG is an active participant in the planning process and will make a substantial contribution towards its development. The dangers and conflicts, as stated in the Draft EIS will be studied as a part of a 1 • Group 70 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, HI 96813-4398 • Phone (808) 523 - 5866 • FAX (808) 523 - 5874 • Letter fir. Brian J. J. Choy, Director. • ' Office nvironmental Quality Control • 5 February 1992 Page3 , • separate park planning process with the Division of State Parks as the lead • agency. Thank you again for your comments and concerns. Please feel free to call either me or Yulcie Ohashi if you have any questions or require additional information. Sincerely yours, 1 GROUP 70 INTERNATIONAL, INC. "14) -41". . Jeffrey H. Overton, MCP . Senior Planner • • • • • • • 1�. 1 1 1 1 • 1 • • • • 1 1 Group 70 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, HI 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523 1 4 '� JOHN WAIHEE • �• u4 • CHARLES T. TOGUCMI A GoVERZOR 1 EUPERINTEMOEMT • 1 L 1t !k E 4 ; ^—fi t '` I STATE OF HAWAII D EPARTMENT OF EDUCATION 1 P. O. BOX 2360 ' HONOLULU. HAWAII 86804 November 25, 1991 OFFICE OF THE SUPERINTENDENT 1 I Mr. Norman Hayashi Planning Director County of Hawaii ' 25 Aupuni Street Hilo, Hawaii 96720 Dear Mr. Hayashi: - I SUBJECT: Draft Environmental Impact Statement Manini'owali Residential Community I North Kona, Hawaii TMK: 7 -2 -04: nor. 17 I - Our review of the draft EIS indicates . that the proposed residential development will have the following impact upon our schools. The projected enrollment impact is based on 1,000 units from the range' of 900 to 1,100 residential units listed in the permit application. I Students Grades Students ' Kealakehe Elementary K -5 60 Kealakehe Intermediate 6 -8 35 ' Konawaena High 9 -12 40 The factors used to project the impact assume that the majority of ' the single and multi- family units will be retirement or second homes. The schools in the area are operating beyond their capacity and the Department cannot assure the availability of classrooms to ' accommodate. the projected 135 students from this development. We request that the County support our position on requiring the ' developer to contribute a fair -share contribution for the construction of school facilities. We estimate that the projected 1 . ' AN AFFIRMATIVE ACTION AND EQUAL OPPORTUNITY EMPLOYER • 1 d Mr. Norman Hayashi -2- November 25, 1991 135 students generated by this development will require five (5) classrooms at a cost of $1,648,340. The developer's fair share will be 50 percent of this cost or approximately $824,170. Should there be any questions, please call the Facilities Branch at 737 -4743. Sincerely, &bate d' Charles T. To chi ' Superintendent CTT:jl 1 cc: A. Suga A. Garson 1 1 1 1 1 1 1 1 111 I • • . a 1 ' 5 February 1992 . 0 410 . • I. Honorable Charles T. Toguchi, Superintendent 1 State of Hawai'i GROUP 70 Department of Education PO Box 2360 INTERNATIONAL Honolulu, HI 96804 Re: Draft Environmental Statement for Manini'owali Residential Community Francis S. Oda, AIA, AICP Manini'owali, North Kona, Island of Hawaii (TMK: 7 -2 -04: por.17) I Norman G.Y. Hong, AIA Sheryl B. Seaman, AIA, ASID Dear Mr. Toguchi: Robert K.L. Wong, AIA ' Hitoshi Hida, AIA W have received your 25 November 1991 letter concerning the Draft Roy H. Nihe', AIA, CSI Environmental Impact statement (Draft EIS) for the Manini'owali Residential Linda M. Aniya Community. The following is offered in response to your comments. , ' Derrick T Seiki _ Ralph E. Portmore, AICP The revised projection of 135 students which you provided concerning Edward T Green student enrollment impact of - the proposed residential project has - been , Paul P. Chorney, AIA included in the Final Environmental Impact Statement (Final EIS). ' Stephen H. Yuen, AIA Dean H. ra. AIA _' As we stated in the Draft EIS, we recognize the existing operational condition Scott Norma J. scuts of the area schools and look towards accomodating the increase in the student ' ' June Fukushima -Lee, ASID Anne Theirs, AIA, ASID enrollment attributable to this project. The North Kona Development Group Stephen E. Gallo, CPA would like to hold further discussions with the DOE regarding its fair share Bradford A. Wellstead, AIA contribution towards educational facilities in the project area. 1 Walter R. Bell, AIA, CSI, CCS Walter K. Muraoka , Thank you again for your comments. Please feel free to call either me or George L Atta, AICP Yukie Ohashi if you have any questions or require additional information. I Jeffrey H. Overton, AICP James I. Nishimoto, AIA Sincerely yours, Jen -Chih "Jack" Lee, AIA ' Michael A. Garni GROUP 70� RNATIO AL, INC. Eric G. Crispin, AIA yp • Danilo M. Herrera U 1 Jef ey H. Overton, AICP Senior Planner • 1 1 Group 70 international, Inc. Architects • Planners • Interior Designers • 92i Bethel Street • Honolulu. HI 96833-4398 • Phone (808) 523 -5866 • FAX 1808) 523 -58'- JOHN WN9EI Go 0 MURRAY E. L oc D�t 4 A:..... -� 1 pp STANTOI // ?.'', . "9 9 5 KIPS .' ■ .. \9 Bt. Deputy D lc � ' :- +r ;:; DEPART OF BUSINESS Deputy D �' % "• ; TM =' '.. - ECONOMIC DEVELOPMENT & TAKESHI YOSHIHARJ , Deputy Dir tc f4 3 . - ~ "' w. ENERGY DIVISION. 335 MERCHANT ST.. RM. 110. HONOLULU. HAWAII 96813 PHONE: (8081 587 -3800 FAX: (8081 587-3820 ' 91:993e [[ • II rq December 13, 1991 • + � II OEC 1 8 ' fa LIMIt 70 NMITFII ' Mr. Norman Hayasni Director, Planning Department County of Hawaii ' 25 Aupuni Street Hilo, Hawaii 96720 Dear•Mr. Hayashi: 1 SUBJECT: Draft Environmental Impact Statement'(DEIS) for Manini'owali Residential Community, North Kona, Hawaii ' TnanK you for the opportunity to review subject DEIS., Tne electrical load projected from this project is 3 -MW which is expected , to be met mainly tnrougn tne expansion of oil -fired generating facilities. Tnis projected demand is expected to result in a 3 percent increase in emissions from tne electric utility. In view of the need to "moderate tne II in energy demand tnrougn conservation and energy efficiency" (State Energy Functional Plan, p. 13), wnicn will indirectly cut down on emissions, • we request that the developer explain, in as mucn detail as possible, the project's energy impacts and the energy- efficient design /technologies and , renewable energy sources tnat will De used to help meet its energy requirements. ' We note tnat tne DEIS omits any reference to Section 226 -18 HRS or to the State Energy Functional Plan. Tnis contradicts a statement on page 143 of the DEIS, "Eacn Functional Plan has been reviewed, including tne recent draft ' plans (1990)." - Omission of review of the Energy Functional Plan may impact on the ' developer'as tne plan points out that utilities are expected to be implementing demand -side management (DSM) programs. Some of tnese DSM program may include requirements for efficient residential lighting and pumping in , off -peak nours. 1 1 • • • 9 � ' Mr. Norman Hayasni Page 2 December 13, 1991 We would suggest, therefore, that tne EIS for the project include a view of tne project's relationship to all relevant objectives, policies and actions of tne 1991 Energy Functional Nan and tne State Plan (Section 226 = 18 HRS). Sincerely, Maurice H. Kaya Energy Program Administrator MHK /ESU:do 1 cc: Office of Environmental Quality Control Micnael Hands Effrey H. Overton • 1 1 1 1 1 1 1 1 1 1 1 1 • • 1 a 1 • 1 r 00 0 5 February 1992. ' 1 Mr. Maurice H. Kaya, Energy Program Coordinator ' GROUP 70 Department of Business, Economic Development • and Tourism- Energy Division INTERNATIONAL 335 Merchant Street, Room 110 , Honolulu, HI 96813 Francis 5. Oda. A.A. AICP Re: Draft Environmental Statement for Manini'owali Residential Community Norman G.Y. Hong. AIA Manini'owali, North Kona, Hawai'i (TMK: 7 -2 -04: por.17) Sheryl B. Seaman, AIA. ASID Robot K. L. Wong, AIA Dear Mr. Kaya: Hitoshi Hida, MA ' Roy H. Nihei, AIA, CSI Thank you for - your 13 December 1991 letter„ concerning the Draft Linda M. Aniya Environmental Impact Statement (Draft. EIS) ,.for the: Manini'owali Derrick T. Seiki Residential Community. The following is offer$ in response to your • Ralph E. Portmore, AICP comments: ' • Edward T Green Paul P. Chorney, AIA The pro estimated electrical load is projected': to -be 4.215 megawatts ., Stephen H. Yuen, AIA (MW). This load consists of residential lighting, ;residential_ utility and , Dean H. Kitamura. AIA - Norma I. Scott general power loads, and non - residential loads such as sewage pumps, water June Fukushima -Lee. ASID pumps, irrigation pumps, and golf course water feature pumps. ' Anne Theiss, AIA. ASID Stephen E. Calico. CPA The electrical energy requirement of the project has been recalculated to Bradford A. Wellstead, AIA include the energy requirement of 3.0 MW for the residential units and other ' V('alter R. Bell, AIA, CS], CCS project elements. The following lists the energy load estimate for the Walter K. Muraoka complete development: George I. Alta, AICP Jeffrey H. Overton, AICP 1,000 Residential Units 3.000 MW ' James I. Nishimoto. AIA Wastewater System 0.500 MW fen -Chih "Jack" Lee. AIA Golf Course 0.450 MW Michael A. Gami Desalinization Plant 0.265 MW ' Eric G. Crispin, AIA TOTAL ESTIMATED LOAD 4.215 MW Danilo M. Herrera To conserve energy, design efforts will be made to use energy efficient light ' sources, daylighting design, energy efficient pumps, and scheduling use of industrial loads during off -peak hours whenever possible. We are currently exploring the feasibility of solar energy use for several components of the , project. A review of the project's relationship to all relevant objectives, policies and ' actions of the 1991 Energy Functional Plan and Section 226-18 Hawaii Revised Statutes is presented in Section 6.0 of the Final EIS. Group 70 International. Inc. Architects • Planners • Interior Designers • 9 2i Bethe4 Street • Honolulu, HI 96813-x398 • Phone 180815 • FAX (808) 523- 1 i Ltr to 1�Qaurice K. Kaya, Energy Program Cinator Depart. of Business Economic Develop + ► and Tourism Energy Division S February 1992 Page 2 Thank you again for your comments. Please feel free to call either me or ' Yukie Ohashi if you have any questions or require additional information. . Sincerely yours, ' GROUP 70 INTERNATIONAL, INC. (i J fr Jeffrey H. Overton, AICP Senior Planner • • 1 1 1 1 1 • 1 1 1 1 1 1 Group 70 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, HI 96813 -4398 • Phone (808) 523-5866 • FAX (808) 523 -58 . D. w • • II „ ils.� - 1 J f R`L. _4 N. DONA JOHN WAIN EE r ••• JOSEPH EXECUTIVE DIRECTO� fAVf IIwM�' �� h n ! STATE OF HAWAII IN REPLY REFER DEPARTMENT OF BUDGET AND FINANCE HOU SING FINANCE AND DEVELOPMENT CORPORATION 91:PPE /5536jt SEVEN WATERFRONT PLAZA. SUITE 3O SOO AU MOAN/. BOULEVARD HONOLULU. HAWAII 96E13 FM Pine) MTLSOO • December 23, 1991 1 1 TO: N �Ban Hayashi, Director Co waif, Tanning Department ' FROM: {. nt Executive Director SUBJECT: Draft EIS for the Proposed Manini'owali Residential 1 Community We have reviewed the subject draft EIS and offer the following ' comments. Policies A(3) and B(3) of the State Housing Functional Pian seek to ensure that (1) housing projects and (2) projects which impact housing provide a fair share /adequate amount of affordable homeownership or rental housing opportunities. The applicant has noted that it "fully intends to participate in the development of affordable housing in the region, either through direct development at an appropriate site or contribution of its fair share of funds dedicated towards development of affordable housing." While preference is for the provision of affordable housing on the project site, we are open to working with the ' applicant and the County of Hawaii in finding acceptable ways in which the applicant can provide affordable housing. Thank you for the opportunity to comment. c: OEQC , North Kona Development Group Group 70 International 1 1 • 1 • • 9 a 1 P01 0 5 February 1992 1 •• Mr. Joseph K. Conant, Executive Director Department of Budget and Finance 1 GROUP 70 Housing Finance and Development Corporation Seven Waterfront Plaza, Suite 300 INTERNATIONAL 500 Ala Moana Boulevard • ' Honolulu, HI 96813 . • Francis S. Oda, AIA, AICP Re: Draft Environmental Statement for Manini'owali Residential Community I Norman G.Y. Hong, AIA Manini'owali, North Kona, Island of Hawai'i (TMK: 7 -2 -04: por.17) Sheryl B. Seaman, MA, ASID Robert K.L. Wong, AIA Dear Mr. Conant: - Hitoshi Hida, AIA • Roy H. Nihei, AIA, CSI I would like to thank you for your 23 December 1991 letter concerning the Linda M. Aniya Draft Environmental Impact statement (Draft- EIS) for the Manini'owali I Derrick T Seiki Residential Community. - Ralph E. Portmore, AICP Edward T Green As described in Section 6.2 of this report, the North Kona Development Paul P. Charnel AIA I Group (NKDG) and it's development partner;. Davidson .Communities of San Stephen H. Yuen, AIA Diego, California, in addition to constructing the. market priced Dean H. Kitamura, AIA Norma). Scott homes on its 388 -acre property, will also participate in the development of ' June Fukushima -Lee, ASI affordable homes to increase the regional supply in the North Kona and Anne Theiss, AIA, ASID South Kohala districts. NKDG will work with the appropriate County and Stephen E. Gallo, CPA State agencies, including your office, to fulfill this commitment. • Bradford A. Wellstead, AIA I. Walter R. Bell, AIA, CSI, CCS Thank you again for your comments. Please feel free to call either me or Walter K. Muraoka Yukie Ohashi if you have any questions or require additional information. George I. Atta, AICP I Jeffrey H. Overton. AICP Sincerely yours, James I. Nishimoro. A1A Jen-Chih '_lack" Lee, AIA GROUP 70 INTERNATIONAL, INC. • ' Michael A. Gami �� . Eric G. Crispin. AIA Danilo M. Herrera • Je ey . Overton, AICP Senior Planner 1 1 ' Group '0 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu. HI 96813-4398 • Phone (808) 523 - 5866 • FAX (808) 523 -58 . O I 1/24G • i f 1 :n �:' JOHN C. SWIM. M.�. JOHN WAIHEE T.. , ,`.. GOVERNOR OF HAWAII :9:`. /, DIRECTOR OF HEALTH `VVe e, , STATE OF HAWAII • DEPARTMENT OF HEALTH ' P. O. BOX WO HONOLULU. HAWAII 96E01 In reply. please refer TO: January 3, 1992 _ 91 -209 ' I , L L• a l° a " JAN 101992 U . 1 Mr. Norman Hayashi, Director Planning Department Grair, ' County of Hawaii LIMITED 25 Aupuni Street Hilo, Hawaii 96720 Dear Mr. Hayashi: Subject: Draft Environmental Impact Statement (DEIS) , Manini'owali Residential Community . Manini'owali and Kuki'o 2, North Kona, Island of Hawaii. TMK: 7 -2 -04: Portion-17 -. • . ' We have reviewed the DEIS. on the subject property submitted by your office. We have no comments,: other than those already "contained in the DEIS, to make at this time. Very truly yours, • 1 JOHN C. LEWIN, M.D. • ' Director of Health c: North Kona Development Group • , Group 70 International 1 1 1 1 1 JOHN WAIHEE • , a , ,.., • REX O O. JOHNSON . GOVERNOR �r aee �; 0 7. DEPUTY DIRECTORS ' -1'A ` t k_6111... ` JOYCE T. OMINE AL PANG JEANNE K. SCHULTZ 4iari'Y J. CALVIN M. TSUDA 'STATE OF HAWAII IN REPLY REFER TO: D EPARTMENT OF TRANSPORTATION 669 PUNCHBOWL STREET MW?- P S HONOLULU, HAWAII 96813.5097 2, 0 2 4 6 ' January 7, 1992 • • . 1 1 Mr. Norman K. Hayashi Director ,. I Planning Department County of Hawaii 25 Aupuni Street, Room 109 • . . Hilo, Hawaii 96720 • 1 Dear Mr. Hayashi: . Draft Environmental Impact Statement-- , Mani-ni•'owali • ', Residential' Community (North Kona Development' Group), Manini'owali, North Kona, Hawaii, TMK: 7 -2 -04: por. 17. ' We have reviewed the subject draft environmental impact statement and have the following comments: I 1. Traffic signals at the project access will not be allowed, in keeping with our policy to upgrade Queen Kaahumanu Highway to a high speed, limited access facility. The analyses at the 1 intersection and mitigation measures should be reevaluated accordingly. ' Ultimately, direct access to Queen Kaahumanu Highway will be allowed only at major interchanges. All other roadways will access onto a system of frontage roads on both sides of the highway. 1 2. The forecasts for this corridor from the Island of Hawaii Long Range Highway Plan are considered to be conservative as I they do not reflect many of the proposed developments in the area. This study should assume the increased developmental growth. 1 3. Street lighting should be provided at the access intersection. r Mr. Norman K. Hayashi • HWY -PS 2.0246 Page 2 January 7, 1992 , 4. The developer will provide required roadway improvements at no cost to the State. 5. Plans for construction work within the State right -of -way shall be submitted for our review and approval. 6. The developer should continue coordination with adjacent developers to provide for a frontage roadway system to the Kaupulehu Interchange and for cost - sharing for the Kaupulehu Interchange. 7. The developer should participate in regional roadway improvements on a prorata basis as determined by the State • Department of Transportation. • 1 • 'Sincerely, 1 7 D. Johnson • . Director'of Transportation c: Mr. Brian J.J. Choy Office of Environmental Quality Control 220 South King Street, 4th Floor Honolulu, Hawaii 96813 Mr. Michael Hands IF North Kona Development Group 2877 Kalakaua Avenue, Suite GF$1 Honolulu, Hawaii 96815 1 ✓ Mr. Jeffrey H. Overton, AICP Group 70 International ' 924 Bethel Street Honolulu, Hawaii 96813 1 • 1 1 1 • I 0 . • b 1 1 O II 5 February 1992 1 1 GROUP 70 Honorable Rex D. Johnson, Director Department of Transportation 1 I N T E P N A T I O N A L 869 Punchbowl Street Honolulu, HI 96813 -5097 Francis S. Oda, AIA, AICP I Norman G. Y. Hong, AIA Sheryl B. Seaman, AIA, ASID Re: Draft Environmental Impact Statement Manini'owali Residential Community Robert K. L. Wong, AIA Manini owali, North Kona, Island of Hawaii (TMK: 7 -24: por. 17) ' Hitoshi Hida, AIA Roy H. Nihei, AIA, CSI Dear Mr. Johnson: Linda M. Aniya 1 Derrick T. Seiki Thank you for your 7 January 1992 letter concerning the Draft, Environmental .Ralph E. Portmore, AICP Impact Statement (Draft EIS) for the Manini'owali Residential; Community. Edward T.,Green The following is offered in response to your comments. .. - Pwl P. Chorncy, AIA , ' Stephen H. Yuen, ALA . Dean H. Kitamura, AIA A. Traffic Signals Normal Scott ' June Fukushima -Lee, ASID We note your comment regarding the prohibition of traffic signals at the Anne Theiss, AIA, ASID planned interim project access intersection with Queen Ka'ahumanu Highway. Stephen E. Callo, CPA New projections of traffic flow and level -of- service have been prepared for the I Bradford A. Wellstead, ALA Final EIS by Traffic Management Consultants (TMC). An interim at -grade Walter R. Bell, AIA, CSI, CCS intersection is proposed with left -turn storage lanes entering and exiting the Walter K. Muraoka project access road, and acceleration and deceleration lanes for vehicles George I. Atta, AICP traveling south. I Jeffrey H. Overton, AICP James I. Nishimoto, MA The revised traffic flow analysis for the interim condition shows that the left - Jen-Chih "Jack" Lee, AIA turn movements for vehicles entering and exiting the project will experience ' Michael A. Gami delays. Vehicles turning left into and out of the project will be forced to wait Eric G. Crispin, AIA for gaps in traffic during peak periods. Through traffic on Queen Ka'ahumanu Danilo M. Herrera Highway will generally not be affected by the operation of the project. 1 B. Increased Development Growth I The traffic study prepared for this project did account for future growth of area traffic due to new developments. Those projects included in the future condition analysis are those which have received substantial discretionary ' approvals or are currently under construction. All of these projects are included in the Island of Hawaii Long Range Highway Plan for 2010. This 1 ' Group 70 International. Inc. Architects • Planners • Interior Designers • 92-. Bethel Street • Honolulu. HI 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523 -587 • Letter l ex D. Johnson, Director of Transp�on State o waii Department of Transportation 5 February 1992 Page 2 1 • 1 information was used to analyze future baseline traffic conditions. Specific projects included were: the Kaupulehu and Kuki'o Resorts, Waikoloa Village , and Resort, the State's Kealakehe housing project, and the Queen Liliuokalani Trust project. C Street Lighting Street lighting will be provided by the developer at the project access connection with Queen Ka'ahumanu Highway. D. Roadway Improvements All costs for the access and internal circulation roadway improvements of the project, including the Queen Kaahumanu Highway intersection, with the appropriate turning /storage lanes, will be borne by the North Kona ' Development Group (NKDG). E. Construction Plan Review All plans for construction work within the State right -of -way shall be submitted for review and approval of DOT. F. Kaupulehu Interchange NKDG has maintained continuous communication with its neighbors at Kaupulehu and Kuki'o regarding the plans, timing and costs for a proposed highway interchange at Kaupulehu. At this time, however, it is our understanding that the State's long -range plans for this section of highway have yet to be finalized. We look forward to continued communications with our neighbors and the DOT regarding plans for the long -term future highway improvements. G Regional Roadway Improvements NKDG is willing to participate in regional roadway improvements that are directly related to the impacts of traffic generated by its residential community. We would be glad to meet with your staff to discuss the types of regional , roadway improvements which relate to the project. 1 1 1 Group 70 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu. HI 96813 -4398 • Phone (808) 523-5866 • FAX (808) 523 -58' Letter Ilex D. Johnson, Director of Transp on 1' State oaii Department of Transportation , ' ro 5 February 1992 . . I Page 3 1 Thank you again for your comments. Please feel free to call either me or Yukie 1 Ohashi if you have any questions or require additional information. Sincerely, 1 GROUP 70 INTERNATIONAL, INC. V . Overton, AICP o Planner 1 . • 1 . 1 • . 1 e 1 • I. . . 1 . • 1 1 1 • 1 - ..l 1 Group 70 International. Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, 111 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523 -5874 FEB 04 '92 09:29 - TRAFF MGT CONSULTANT ux.a roi • •. 1 d a 1 THE TRAFFIC MANAGEMENT CONSULTANT - I M RandNl 0.01unoku, V. E., P • 11 Y DMnop 8 trr1 auras 1007 • Haalulu, Koval 95513 • T Nap n ors: ts 0s) ale -M23 • fS alm M: ( 805 ) sr - 2955 February 3, 1992 ' Job No. 9104 • Group 70 International, Inc. i" f FEB 0 t ,` 1 924 Bethel Street Honolulu, Hawaii 96813 ` ' Attention: Mr. Jeff Overton Gentlemen and Ladies: 1 ,Subject: Draft Environmental Impact Statement (DEIS) ' Manini'nw ali Residential Com munity The Traffic Report in the DEIS proposes that project access be provided by traffic signals on an ' interim basis, with the understanding the ultimate access would be allowed only at grade - separated interchanges or onto a frontage road system. Comments on the DEIS from the State Department of Transportation (Comment No. 1 of the January 7, 1992 letter from Mr. Rex . ' Johnson, Director of the State DOT, to Mr. Norman Hayashi, Director of the Planning Depart- ment, County of Hawaii) note that traffic signals will not be permitted on Queen Kaahumanu Highway. DOT has requested that a revised capacity analysis be prepared for the unsignalized project access intersection, the results of which are included herein. ' The results of the capacity analysis at the intersection of Queen Kaahumanu Highway and the project access road (Year 2006 unsignalized condition) is shown on the attached Exhibit S -1. ' During the both the AM and PM peak hours of traffic, the right tutu movement from the project access road to south bound Queen Kaahumanu Highway is expected to operate near capacity. The projected traffic demand would exceed the capacity on the left turn movement ' from the project access road to north bound Queen Kaahumanu Highway, during both the AM and PM peak hours of traffic. During the PM peak hour of traffic, the projected traffic demand would exceed the capacity on the left turn movement from north bound Queen Kaahumanu Highway to the project access road. In general, through traffic on Queen Kaahumanu Highway 1 would not be affected by the project access, except for the potential for traffic safety problems, as the project traffic attempts to enter Queen Kaahumanu Highway during less than acceptable ' gaps in traffic. The State DOT's on -going Queen Kaahumanu Highway Master Plan would determine future interchange locations and the operation of the frontage road system. The ultimate configure- 1 tion of the project access can be be determined, once these plans are finalized. Until the final plans are available and the upgrade of the highway system is completed, an interim access to ' • 1 1 FEB 04 '52 09:30 ' I1 FF MLi l L MUL I Hv l u Group 70 International, Inc. • February 3, 1992 Page 2 this new community will be necessary, such as the scheme presented in the DEIS. Actual design and timing of the interim access connection should be worked out with State DOT over the next few years, as the planning progresses for the Queen Kaahumanu Highway improve- ments and the Manini'owali Residential Community. If you have any questions, please do not hesitate to call me. ' Very Truly Yours, The Traffic Management Consultant By ndall S. Okaneku, P. E. ' Principal 1 1 1 1 1 1 1 1 1 1 1 1 FEB 04 '92 09:30 • TRRFF MOT CCNSULTPNT =^^ • • 1 Group 70 International, Inc. February 3, 1S92 . Page 3 , 1 . OUEEN KMHUMANU HWY • 1 8 d, Thy 4 j 1e 1 PROJECT Access 1 ROAD — "-7 603 I • K. L I LOSE 233 I � VIC g• 0.86 ' CUMULATIVE AM PEAK HR TRAFFIC . LEGEND ' OUEEN KAAHUMANU HWY 90 TRAFFIC MOVEMENT VOLUME (VPH) • J � 166 11 1 I I 1 LANE CONTROL - 1 872 i o i I 1 i LOS LEVEL OF SERNCE (TWO LANE HVW) ` I V!C VOLUME-TO-CAPACITY RATIO ' PROJECT ® LEVEL OF SERVICE (UNSIGNAUZED CONDITIONS) ACCESS -- 104 I 4 1 IT z'° ( IT KF 177 I 1 1 e on CUMULATIVE PM PEAK HR TRAFFIC ' • 1 EXHIBIT S -1 CUMULATIVE PEAK HOUR TRAFFIC (UNSIGNALIZED) 1 1 • 1 1 lltC Z4 '71 5,G; 4J tttl. 1V97 ono 70i •� • ' . Q • . �Lti r,, HELM E H. HALE • 1 COUNTY COUNCIL t ount of Hawaii ' Hawau County Building 25 Aapuni &beet HAO, Hawaii 96720 1 1 December 24, 1991 1 Jeffrey H. Overton, AICP Senior Planner, Group 70 Limited' 924 Bethel Street Honolulu, Hawaii 96813 -4398 1 Dear Mr. Overton: 1 I am sorry I was not able to study your Draft Environmental Impact Statement until today and this is just a cursory examination. I ' disapprove a community of 900 to 1100 homes and condominiums selling for $500,000 to over $1 million dollars. This kind of development only exacerbates the social problems generated by encouraging classes of very wealthy and very poor residents. A well planned community that incorporates all economic levels would be in the better interests of our social environment. Hawaii is already too much just a playground for the very rich, causing middle class and poorer inhabitants to be unable to afford owning •their own homes, the very essence of the American dream. I have additional concerns over the archaeological finding and the ' contamination of our ocean from over - development of golf courses. For the present I believe that the alternative of no action at this time is the best for our community. 1 1 Alopa, / / 4 / � Helene H. Hale 1 Councilwoman 1 1 . 1 0 ". 5 February 1992 Councilwoman Helene H. Hale - ' County Council GROUP 70 County of Hawaii t 25 Aupuni Street I N T E R N A T I O N A L Hilo, HI 96720 • • Re: Draft Environmental Impact Statement Manini'owali Residential Community Francis 5. Oda, AIA. AICP Maniniowali, North Kona, Island of Hawaii (TMK: 7 -2 -04: por.17) Norman G.Y. Hong, AIA ' Shen9 B. Seaman, AIA, ASID . Dear Councilwoman Hale: Robert K. L. Wong. AIA Hi[oshi Hida. AIA ■ Thank you for your December ' 23 D b 1991 letter concerning the Draft Roy H. Nihei, AIA, CSI Environmental Impact Statement (Draft EIS) for the proposed Manini'owali Linda M. Aniya Residential Community. We offer the following in response to your • Derrick T Seiki comments. ,' Ralph E. Portmore, AICP Edward T Green A. Economic Disparities Paul P. Chorney, AIA Stephen H. Yuen, AIA • In th Social Impacts Study by Earthplan (Appendix N in the Draft and Final ' Dean H. Kitamura, AIA EIS's) it is pointed out that the project and other similar developments may Norma J. Scott contribute to social problems if it exacerbates the increasing economic June Fukushima-Lee. ASID Anne Theirs, AIA, ASID disparities between the "haves and have - nots." Regarding affordable and Stephen E. Gallo, CPA market housing and jobs, North Kona Development Group (NKDG) is Bradford A. Wellstead, MA working towards social integration. Manini'owali Residential Community - Walter R. Bell, AIA, CSI, GCS will help achieve diversity by contributing to or developing off -site affordable 111 Walter K. Muraoka housing. George I. Atta, AICP - Je((rey H. Overton, AICP Existing and approved communities which would cater to the upscale market , , AI James I. Nishimoto, A could add to social problems. This is not a problem unique to Manini'owali. Jen -Chih "Jack" Lee, AIA Public officials, community leaders, developers and social service agencies Michael A. Garni will need to work together to attain a healthy balance of social and economic ,' Eric G. Crispin, AlA characteristics • regardless if the project is implemented. Danilo M. Herrera B. Archaeology Findings , North Kona Development Group and its archaeology consultant, Bishop Museum Applied Research Group, have worked closely with the DLNR ' Historic Preservation Division through the various inventory surveys on the makai Martini'owali land. The majority of significant sites at this ahupua'a are located within the coastal area on State land. The proposed project will • avoid adverse impacts to significant sites within the NKDG property. All burials will be preserved in -situ with setback buffers as recommended by the Hawaii Island Burial Council. Historic trail segments and the cinder cone ' • Group 70 International. Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu. HI 9681 3 -4 398 • Phone (808) 5 • FAX (808) 523 -� i Council Helene H. Hale I. Count ncil • 5 February 1992 Page 2 • I . pu'u will be preserved. A cultural resources plan for data recovery and a mitigation plan will be prepared by the archaeologist for the County's and 1 , DLNR Historic Preservation Division's review and approval. C Ocean Water Quality ' Potential changes to nearshore water quality as a result of the proposed project have been considered by Oceanit Laboratories, Inc. (OLI) in a report I included in the Draft EIS as Appendix F. OLI's findings indicate that nearshore ocean water could receive some minor input of ground water containing minor concentrations of fertilizer and treated effluent nitrogen I and possibly some minute concentrations of pesticides. The introduction of these small concentrations will not cause adverse effects on the nearshore water quality or the marine ecology, due to rapid mixing with the surrounding ocean waters at the nearshore or offshore ground water ' discharge point. Baseline monitoring of Kua Bay and the nearshore ocean waters off I Manini'owali has been initiated by OLI. NKDG is willing to comply with . requirements for long -term monitoring of nearshore water quality and the anchialine pond near Kua Bay. Details of an ocean water monitoring I program will be developed in coordination with the State Department of Health and the DLNR Division of Aquatic Resources. I Thank you again for your comments. Please feel free to call either me or Yukie Ohashi ff you have any questions or require additional information. I Sincerely yours, GROUP 70 INTERNATIONAL, INC. 1 opt. 1 Jeffrey H. Overton, MCP Senior Planner 1 1 1 1 ' Group 70 International. Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, 1-11 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523 -58 • ` • Lorraine R. Inouye ' Mayor 9 Norman K. Hayashi Director ' , I •` "!w' Tad Nagasako "' Planning Department Deputy Director /i 25 Aupuni Street, Room 109 • Hilo, Hawaii 96720 • (808) 961 -8288 ' .... December 23, 1991 Mr. Jeffrey H. Overton, AICP 1 i' 1` L . l; `, ` ,., 1 ', `) Senior Planner tr tO Group 70 Limited Ica DEC 2 7 1991 4 , 924 Bethel Street • Honolulu, HI 96813 -4398 - AcuP Dear Mr. Overton: Draft EIS - Manini'owali Residential Community Manini'owali and Kuki'o 2, North Kona, Hawaii ' TMK: 7- 2- 4:Portion 17 We have reviewed the Draft EIS for the proposed subject ' Manini'owali project and provide the following comments: 1. Page 9: Special Management Area (SMA) Use Permit is secured ' from the County Planning Commission. 2. Page 21 (Figure 5): Conceptual: master plan map should distinguish location of condominium ' versus single family residential. . 3. According to written comments from the State Historic ' Preservation Division and conversation between Dr. Ross Cordy and Connie Kiriu of my staff, the applicant has been working closely on acceptable revisions to the archaeological inventory survey report. The revised ' archaeological inventory survey report will be included in the Final EIS. The accepted Final EIS will be used as a support document for the pending General Plan Amendment ' application filed with this office. Given this information and clarification, we have no further comments on the inventory report. Thank you for the opportunity to review said report. Should you' have any questions, please feel free to contact Alice Kawaha or Connie Kiriu of this office. ' Sincerely, 1 1-4-Pre-41-a---Thrj----1. 1 NO N K. HAYASHI ' Planning Director AK:smo /4078D cc: OEQC ' Jan Sullivan General Plan Section 1 ' i • • • ' , 5 February 1992 1 Mr. Norman K. Hayashi, Planning Director • ' • Planning Department GROUP 70 County of Hawai i 25 Aupuni Street INTERNATIONAL Hilo, I Re: Draft Environmental Statement for Manini'owali Residential Community Francis S. Oda. AIA. AICP Manini'owali, North Kona, Island of Hawaii (TMK: 7 -2 -04: por.17) I Norman G.Y. Hong. AIA Sheryl B. Seaman, AIA, ASID Dear Mr. Hayashi: Robert K.L. Wong,AIA • ' Hiroshi Hida, AIA Thank you for your 23 December 1991 letter concerning the Draft Roy H. Nihei, AIA, CSI Environmental Impact Statement (Draft EIS) for the Manini'owali Linda M. Aniya . Residential Community. The following is offered in response to your . ' Derrick T Seiki comments. . Ralph E. Porrmore. AICP Edward T. Green The Conceptual Master Plan for the proposed residential project shown as Paul P. Chorne}', AIA Figure 5 on page 21 of the FEIS has been modified with additional , I Stephen H Yuen, AIA information to depict the areas planned for single family and multi - family Dean H. H. Kicamura, ALA Norma J. Scott units. This project proposes approximately 900 to 1,100 residential units on ' June Fukushima -Lee, ASID Anne Theiss, AIA, ASID 134 acres of land. Dwelling types proposed will include approximately 700 detached and attached single -family units and 300 multi - family units. Stephen.E. Gallo, CPA Bradford A. Wellstead, AIA The archaeology report by the Bishop Museum Applied Research Group has I Walter R. Bell. AIA. CSI, CCs been reviewed and accepted by the State Historic Preservation Division. Walter K. Muraoka Significance evaluations for each of the 29 sites have been finalized. George I. Arta. AICP Additionally the sites which will be preserved and general mitigation ' Ieffrey,H. Overton. AICP James L Nisnirnoto, AIA commitments are described in Section 4.10 of this report. A detailed Cultural Resources Management Plan which will include two components, a Jen-Chih "Jack" Lee, AIA preservation plan and a data recovery plan, will be submitted at a future date. I Michael A. Gami Eric G. Crispin. AIA Thank you again for your comments. Please feel free to call either me or Danilo M. Herrera Yukie Ohashi if you have any questions or require additional information. 1 Sincerely yours, 1 GROUP 70 INTERNATIONAL, INC. • 1 q. otiza--- Je frey H. Overton, AICP 1 Senior Planner ' Group 70 International. Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu. HI 96813 -4398 • Phone 1808) 523 -5866 • FAX (808) 523 - • • Lorraine R. Inouye ' Mayor 9 Victor V. Viena `‘IVn.' Chief of Police. 1 q� a Francis C. DeMorales ( ) Police Department Deputy y Chief of Police 349 Kapiolani Street • Hilo, Hawaii 96720 -3998 • (808) 961 -2244 • Fax (808) 961 -2702 c 2 ' 1 ,.,, r j , .• 1 November 22, 1991 1 • TO NORMAN K •YASHI, PLANNING DIRECTOR ' FROM VICTIM 1', , CHIEF OF POLICE SUBJECT: DRAFT ENVIRONMENTAL IMPACT STATEMENT ' FOR THE PROPOSED MANINI'OWALI RESIDENTIAL COMMUNITY NORTH KONA, HAWAII ' TMK: 7- 2- 04:POR. 17 We agree with the mitigated measures to minimize the impact of traffic generated by the proposed project with the Queen Kaahumanu ' Highway, reference 4.11,C, of D.E.I.S. JD:sk 1 cc: fice of Environmental Quality Control r. Michael Hands, North Kona Development Group ' �,Mr. Jeffrey H. Overton AICP, Group 70 International Kona Police 1 . 1 1 . 1 I a , • • 1 II , 5 February 1992 • 1 • Mr. Victor V. Vierra, Chief of Police County of Hawai'i 1 GROUP 70 Police Department 349 Kapiolani Street INTERNATIONAL Hilo, HI 96720 -2244 1 Re: Draft Environmental Statement for Manini'owali Residential Community Francis S. Oda, AIA, AICP Manini'owali, North Kona, Island of Hawai'i (TMK: 7 - - 04: por.17) ' Norman G. Y. Hong. AIA Sheryl B. Seaman, AIA, ASID Dear Mr. Vierra: Robert K.L. Wong, AIA ' Hi[oshi Hida, ALA Thank you for your 22 November 1991 letter concerning the Draft Roc H. Nihei, AIA, CSI Environmental Impact Statement (Draft EIS) for the Manini'owali Linda M. Aniya Residential Community. I Derrick T Seiki • Ralph E. Portmore, AICP - The State Department of Transportation (State DOT) will not allow traffic Edward T Green signals at the project access intersection with.Queen Ka'ahumanu Highway. Paul P. Chorney. AIA As you undoubtedly are aware, the State intends' to upgrade this highway to a I Stephen H. Yuen, AIA high speed, limited access facility. Until the State DOT plans are finalized for Dean H. Kitamura, AIA Normal. Scots the construction of a grade - separated interchange for this area, no definitive ' June Fukushima -Lee, ASID long -term access design can be anticipated. As an interim measure, therefore, Anne Theiss, AIA, ASID NKDG plans to construct a left -hand storage lane turning into the project for Stephen E. Gallo, CPA north -bound traffic. A right -turn deceleration lane and an acceleration lane 111 . Bradford A. Wellstead, AIA are also planned for south -bound traffic. These proposed measures will allow Walter R. Bell, AIA, CSI, CCs for an unimpeded flow of through- traffic on the Queen Ka'ahumanu Walter K. Muraoka Highway, although left turns into and out of this project will likely George 1. Ana, AICP experience delays. I Jeffrey H. Overton, AICP James I. Nishimoto, AIA Thank you again for your comments. Please feel free to call either me or Jen -Chih "Jack" Lee, AIA Yukie Ohashi if you have any questions or require additional information. ' Michael A. Gami Eric G. Crispin, AIA Sincerely yours, Danilo M. Herrera GROUP 70 INTERNATIONAL, INC. • • ,,,1 .61. 0,froca— • Jeffrey H. Overton, AICP 1 Senior Planner 1 I . Group 70 International Inc Architects • Planners • Interior Designers • 92-' Bethel Street • Honolulu. HI 96813 -4398 • Phone (808) 523 -5866 • PAX 1808) 523 -S8 i • I V :0 y: .''•; `si` -` DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 25 AUPUNI STREET • HILO, HAWAII 96720 TELEPHONE (808)9691421 • FAX 1606)969 6996 November 18, 1991 'UV 2 1 199i 1 TO: Planning Department . FROM: H. William Sewake, Manager 1 SUBJECT: DRAFT ENVIRONMENTAL IMPACT STATEMENT FOR PROPOSED MANINI'OWALI RESIDENTIAL COMMUNITY APPLICANT - NORTH KONA DEVELOPMENT GROUP TAX MAP KEY 7 -2 -4:17 , FILES EIS 7- 001 -0018 Please be informed that the proposed development is not within the service limits of the Department's existing water system facilities. Please refer to our letter of July 12, 1991 to Mr. Jeff Overton of Group 70 International for our comments and requirements. j An H. Wi l � am ewake L Manager ' • I WA cc - State of Hawaii Office of Environmental Quality Control 1 North Kona Development Group f oup 70 International 1 ' 1 1 1 •.• Wafer brings progreee... 1 • • @ 1 I . , 5 February 1992 ' Mr. William Sewake, Manager Department of Water Supply 1 GROUP 70 County of Hawaii 25 Aupuni Street . INTERNATIONAL Hilo, HI96720 Re: Draft Environmental Statement for Manini'owali Residential Community Francis S. Oda, AIA, AICP Manini owali, North Kona, Island of Hawaii (TMK: 7 -2-04: por.17) ' Norman G.Y. Hong, AIA Sheryl B. Seaman, AIA, ASID Dear Mr. Sewake: Robert K. L. Wong, AIA ' Hiroshi Hida, AIA Thank you for your 18 November 1991 letter concerning the Draft Roy H. Nihei, MA, CSI Environmental Impact statement (Draft EIS) for the Manini'owali Residential Linda M. Aniya Community. The following is offered in response to your comments. 1 Derrick T Seiki . Ralph E. Portmore, AICP The, project proposes use of a dual water system, .with desalinized brackish Edward T. Green water used for potable needs and brackish water • for . irrigation needs Paul P. Chorney, AIA (including desalinization plant by- product. ,water). The North Kona Stephen H. Yuen. AIA Development Group will be installing the water system infrastructure and Dean H. Kitamura. AIA Norma J. Scott transmission lines upon the receipt of various government approvals, ' June Fukushima -Lee, ASI including approvals of plans for the proposed dual water system. At the Anne Theiss, AIA, ASID appropriate time following the discretionary approval process involving the Stephen E. Callo, CPA State and County, the developer's representatives will submit the reports, I Bradford A. Welistead, AIA plans and supporting information requested in your letter of 12 July 1991. • Walter R. Bell, AIA, CSI, CCS ' Walter K. Muraoka Thank you again for your comments. Please feel free to call either me or . George I. Atta, AICP Yukie Ohashi if you have any questions or require additional information. I Jeffrey H. Overton, AICP • James L Nishimoto, ALA Sincerely yours, Jen -Chih "Jack" Lee, AIA ' Michael A. Garni GROUP 70 INTERNATIONAL, INC. Eric G. Crispin, AIA Danilo M. Herrera ' di , effrey H. Overton, AICP Senior Planner 1 • 1 1 ' Group 70 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, HI 96813- +398 • Phone (808) 523 -5866 • FAX (8081523-S8- • 14111 • 1 • (6'EilvErrill University of Hawaii at Manoal DEC Ls-) Environmental ( :enter 4ROUP 70 1 A 1 hiil of Wader Resources Research Cr.nh,i. 41mitio Crawiurd 3 t7 • 2550 Campus Road • Honolulu, Hawaii 96822 Telephone: (8118) 956 -7:101 December 23, 1991 RE 0597 Mayor, County of Hawaii c/o Planning Department 25 Aupuni Street 1 Hilo, HI 96720 Dear Mayor Inouye: Draft Environmental Impact Statement (DEISI 1 Manini'cwali Residential Community North Rona, Hawaii I 1 The North Kona Development Group is proposing to develop a medium density residential community consisting of 900 - 1,100 single - family and, - multi - family units on 388 acres.of open land situated mauka of Kua Bay, 1 approximately 1,000 feet from the - shoreline and extending to the Queen - Hy Kaahumanu Highway in Manini'cwrali ard'Kukio 2 ahupua'a. The pLwposed project includes a 18 -hole golf course;- driving range, clubhouse, tennis - center, a wastewater treatment facility, potable water supply, fire protection system, non - potable water irrigation system, and supporting infrastructure. The North Kona Development Group has made an agreement with the State of Hawaii in which upon receipt of all approvals and permits they 1 have agreed to-provide improved and continued access to Kua Bay and provide park improvements at the State -owned coastal portions of the Manini'owali ahupua'a. 1 Our comments on the Manini'owali Residential Community DEISwere prepared with the assistance of Gordon Bigelow, General Science; Jon Matsuoka, School of S r•ial Work; - PaulEkern, (Emeritus), Yu-si Fok, Henry Gee; Water Resources Research Center; and Alex Buttaro, Environmental Center. Socio - economic Facts 1. Mitigative Measures (p. 103, p.111- Anticipated Impacts): How will this development affect the availability of affordable housing on the Big Island and in North Kona? We note that item #9 of the "Beneficial Impacts" section states "Affordable housing will be provided off -site. The number and location of the units will be determined in discussions with the state and County" (page 3, #9). We would suggest that adequate assessment of the impacts of affordable housing is dependent on the related actions of the developer. At what time will the affordable housing component mentioned in #9 be resolved? If the impacts are considered insignificant or mitigatable, 1 An Equal Opportunity /Affirmative Action Institution - 1 • • Mayor, County of Hawaii December 23, 1991 Page 2 on what basis is that judgement made? What are the anticipated socio - cultural impacts of this golf course? our reviewers note that, given the topical nature of golf course development and the strong public concern, there was a conspioous lack of discussion pertaining to socio - cultural impacts. • 2. Lifestyles and Community Issues (p.103): ' How were the "key informants" selected for the study? Were there systematic attempts to include a range of respondents representing different constituencies? What type of instnment (if any) was used for data ' collection? How were data analyzed? 3. "Non- project" issues (4th paragraph, p.104): Given the inherent synergism between a major new development such as that proposed and an existing host community, extant "non- project" problems are likely to be exacerbated significantly. Consequently, "non project". problems will rapidly become: "project problems,' and must be addressed ' adequately in the EIS. 4. "Complementary Relationships" , .(top of p. 105): • "Residents will patronize the nearby hotel, restaurants, shoppingrareas, etc. ". Although this nay be true in.,part, it is based on a nebulous economic logic. Specifically, luxury housing development is viewed as a means to compensate for a lagging tourism industry. Such compensatory ' measures should be discusssed in the context of a deeper socio- cultural impact analysis. For example, how does the "gentrification" (an increase in the population of wealthy elite in a community) effect existing ways of life. ' 5. General Summary: Our reviewers expressed concern that this DEIS was written with a tone and ' style which might lead the reader to conclude that every conceivable impact is mitigable. This of course cannot be the case, and therefore the information within may be misleading. The author(s) needs to more clearly ' describe how their proposed mitigations will influence outcomes, the extent to which outcomes will be effected, and to discuss practical issues related to implementation. Also, socio - economic and cultural impacts were inadequately addressed. The issues raised by the residential survey were ' not carried through the report or sufficiently considered. There are scarce ocean resources and golf course related impacts that warrant a more ' comprehensive analysis. Anticipated Lonq -term Adverse Impacts and Mitigative Measures We note a direct contradiction between the statement "No impact on ocean • 9 Mayor, County of Hawaii Decater 23, 1991 Page 3 1 water quality or marine life is expected" (page 5, #2), and the statement "slight amounts of irrigation water and fertilizer nutrients and pesticides will be introduced to the ocean through groundwater seepage underground" (page 5, #7). The document then goes on to say that restrictive fertilizer and pesticide application rates, and special design features "will minimize the effects of these chemicals on marine water quality and marine ecology" (page 5, #7). Water Supply, Irrigation and Wastewater Treatment We note that in order for pesticides and fertilizers to be properly applied, the landscape manager should be knowledgeable about water migration. Our reviewers expressed concern over the exotic chemicals to be , used and suggest that the developer needs the authority of technical expertise based on quantitative information for proper application. ' Our reviewers expressed serious concern that due to inaccuracies • associated with water use calculations and parameters used in this particular case, water use may be 1.5 to twice the amount nRTS purports. Our reviewers have reason to believe that : the 0:5 pan factor is a 1:.. considerable underestimate and should be more 0.75, or a 50% .. increase over the estimates provided in this•DEIS.: We note that the Xeriscape landscape maybe lower, particularly if•.isolated pockets of soil and vegetation,. as well as cacti and bromeliads (as non- transpiring vegetation) are incorporated into the plan. What is the basis for the water use calculation? Haw was a 50% pan evaporation factor chosen? • The statement is made that "The Xeriscape plan is expected to reduce irrigation water consimrgrtion by as much as 50 percent" (page 58). What is the basis for this statement? Is the basal lens water really at 1500 -1800 feet ms1 elevation and again at 600 feet msl? Our reviewers note that the use of R.O. water desalinization is a new method. Additional information should be included describing design and operational processes. We suggest that a storage reservoir is needed for emergency brakedowns of the R.O. (or for monitoring) so that the many resident users will not have their water supply cut off. Another alternative is to bring in alternative sources of water during such R.O. system failures; The statement concerning the combination of by- product water and 1 non - desalinated brackish water for irrigation usage appears illogical (section 2.1.10, page 24). Because the by- product water will contain 1750 mg /1 chloride (assuming potable will be reduced to 250 mg /1 by R.O.), any 1 1 Q • 4 11 1 . ' ' Mayor, County of Hawaii December 23, 1991 Page 4 1 mixture will result in concentrations greater than 1000 mg/1 chloride. Page I 54 states that irrigation water will be made of 70% non - potable (1000 mg/1 chloride), and 30% treated effluent. To be effectively used, the by- product water should be diluted with treated effluent, rather than with the brackish ' water source. More information should provided regarding treatment of sewage effluent and by- product water when irrigation is not needed, such as during storms. ' Soil Use I We note that the nature of soil transport has important implications with regard to water percolation and nutrient transport. In Appendix C (page 12), imported cinders are cited as the basis for runoff I calculations. This imported soil is in no way compatible with the P fixation assumed by Murdoch and Green (Appendix D, page 3) and with that used as the basis for their table of water balances. We also note that silt loam water capacity does not have any relation to that for imported cinders. What impacts will the imported soil incur, and dne it fix phosphorus? - •. Solar Energy . ' Why was the potential for solar energy use not exploited in detail in this DEIS? 1 Summary Our reviewers expressed serious concern over the lack of information I disclosing the anticipated impacts of water use upon water quality, aquatic biota, and water supply. We note that a recently released draft of a report by the governor's Office of State Planning recommends that no golf courses I be built over potable water sources because of the risk of contamination from'chemicals or brackish irrigation water if it is used. Additionally, we note that the DEIS's rlecn iptions of sociocultural impacts, soil use, and dpqa)inization schemes all appear to inadequately describe the significance ' of their effect upon the environment. Thank you for the opporutunity to review this document and we hope you ' will find our comments helpful. ' Sincerely, //jam ' ohn T. Harriso Ph.D. // Envi.ronmiental Coordinator 1 • 1 11 1 1 111 e .' Mayor, County of Hawai'i December 23, 1991 Page 5 cc: Norman Hayashi, County of Hawaii Planning Department ' Michael Hands, North Kona Development Group Jeffry Overton, Group 70 International Gordon Bigelow Yu -si Fok Henry Gee Paul Ekern Jon Matsuoka Roger Fujioka Alex Buttaro • 1 . • 1 1 1 1 1 • 1 1 1 1 1 . 0 • • 1 1 0 1 , 5 February 1992 John T. Harrison, Ph.D., Environmental Coordinator Environmental Center ' GROUP 70 Crawford 317, 2550 Campus Road University of Hawai'i at Manoa INTERNATIONAL T E R N A T I O N A L Honolulu, HI 96822 ' Francis S. Oda. AIA, AICP Re: Draft Environmental Impact Statement Manini'owali Residential Community ' Norman G.Y. Hong. ALA Manini'owali, North Kona, Island of Hawaii (TMK: 7 - por. 17) Sheryl B. Seaman, AIA, ASID Robert K. L. Wong, AIA Dear Dr. Harrison: 1 Hitoshi Hida, AIA Roy H. Nibei, AIA, CSI Thank you , for your 23 December 1991 letter concerning , the Draft • Linda M. Aniya Environmental Impact Statement (Draft ELS) for the Maninitowali Residential . The Ralph E. Portmore, AICP .. Edward T Green A. Affordable Housing Paul P. Chorney, AIA - • Stephen H. Yuen. AIA Following your comments regarding affordable housing, -the following - Dean H. Kitatrtura. AIA discussion has been added to the Final EIS: • . Norma J. Scott I. June Fukushima -Lee, ASID Anne Theiss, AIA, ASID Determining the project's affordable housing requirement is an Stephen E. Gallo, CPA ongoing process, one which will continue throughout the - land ' Bradford A. Wellstead. AIA use approval proceedings. The process for determining these W alter R. Bell, AIA, CSI, CCS requirements is designed to ensure that new developments Walter K. Muraoka provide a fair share of affordable residences. Hence, regardless _ George L Ana, AICP of the quantity or location of the affordable housing, project ' Jeffrey H. Overton, AICP impacts will likely be an overall positive one because the James I. Nishimoto, AIA supply will be increased. Jen -Chih "Jack" Lee, AIA I Michael A. Gami B. Lifestyles and Community Issues Eric G. Crispin, AIA Danilo M. Herrera The issues analysis presented in the Draft EIS, and particularly in the Social 1 ' Impact Assessment (Appendix N; Earthplan, November 1991), emphasizes the range and nature of .issues. The issue analysis was not a statistical survey. As discussed in Section 5.1 of the Social Impact Assessment, an issues analysis ' differs from a statistical survey in that polls focus on the frequency of reactions, rather than the nature of the issues. ' Section 5.1 also provides the process for selecting interviewees. It is pointed out that the selection of people was based on achieving a cross - section of interests, 1 ' Group ?0 International, Inc. Architects • Planners • Interior Designers • Bethel Street • Honolulu, HI 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523-58T Letter hn T. Harrison, Ph.D., Environm oordinator ' Unive of Hawaii at Manoa, Environmen enter 5 February 1992 0 ' Page 2 1 including members of environmental and cultural organizations; ocean ' recreation users in the area; members of community organizations and public or social service agencies; non - organization referrals; and people involved in , the nearby resort destination nodes. The remaining discussion provides a summary and analysis of the findings. - C. Non - Project Issues ' Your comment implying that non - project issues were presented without subsequent discussion is not valid. The social impact study consistently related , the project - related issues and impacts to the independent and non - project related events and issues, as the following points illustrate. First, the discussion on non - project issues (Section 5.2, page 58, Appendix N) 1 - was intended to provide the social context for project - related issues. The project - related issues were subsequently presented in Section 5.3 (page 62), and ' many of the. project - related issues were similar to the non - project issues. In Section 5.4 (page 67), independent and project- related issues were analyzed and it was found that many of the project- related problems were related to _ ' cumulative regional impacts, rather than site - specific impacts. Second, Sections 4.2 and 4.3 (pages 37 through 42) provides a full analysis of the . ' project in the context of expected settlement patterns, the upscale nature of the project, the location of affordable units, lifestyle impacts, and relationship to nearby existing and future uses. The project's relationship to "non- project" ' issues was, therefore, fully explored. Third," the reviewer's statement that non - project problems will likely be "exacerbated significantly" is an assertion with no specific examples or t supporting data. Further clarification from' the reviewer is needed to fully respond. D. Complementary Relationships ' Section 4.2.4 (page 40 of Appendix N) describes the major components in the ' study area's lifestyle and discusses the effects of adding more retirees and executive /professional residents to this setting. . E. General Summary • • 1 The reviewers appear to believe that not all impacts can be mitigated, and that ' "therefore the information within [the Draft EIS] may be misleading." It is the project team's intent to suggest mitigation for all significant impacts. In suggesting these mitigations, it is believed that the outcomes of these measures ' Will either negate, minimize or offset the negative impacts. Further, the EIS 1 Group '0 International. Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, 1 96813 -4398 • Phone (808) 523-5866 • FAX (808) 523 -1 i ,; Letter hn T. Harrison, Ph.D., Environme Coordinator 9 Unive of Hawaii at Manoa, Environme enter 5 February 1992 1 Page 3 ,' process is typically in the early phase of the planning process, and it is unlikely that all the practical and political issues are resolved this early stage. In fact, the I mitigation recommended in the EIS is often the first step in discussing specific approaches to addressing impacts. 1 The assertion that social and cultural impacts were inadequately addressed is apparently based solely on a review of the Draft EIS text. As stated 'above, the issues raised in the residential survey were fully disclosed in sections 5.2 I through 5.4 of Appendix N. Ocean resources were discussed in Section 4.6 (pages 44 through 48), and John Clark's full report was appended to the social impact assessment. The project's golf course impacts was the topic of Section 4.5 on page 43. I F. Ocean Water Quality ' Potential changes to nearshore water quality as a result of the proposed project have been considered by the Oceanit Laboratories, Inc. (011) report included in the Draft EIS. OLI's findings indicate that nearshore :ocean water I could receive some minor input of ground water containing minor concentrations of fertilizer and treated effluent nitrogen and possibly some minute concentrations of pesticides. The introduction of .these small I concentrations will not cause adverse effects on the nearshore, water quality , or the marine ecology, due to rapid mixing with the surrounding ocean waters at the nearshore or offshore ground water discharge point. ' Baseline monitoring of Kua Bay and the nearshore ocean waters off Manini'owali has been initiated by OLI. North Kona Development Group I (NKDG) is willing to comply with requirements for long -term monitoring of nearshore water quality and the anchialine pond near Kua Bay. Details of an ocean water monitoring program will be developed in coordination with the State Department of Health and the DLNR Division of Aquatic Resources. I G. Water Supply, Irrigation and Wastewater Treatment 1 Proper application of pesticides and fertilizers will be achieved under the supervision of a Certified Golf Course Superintendent. This individual will have extensive training in tropical turf grass maintenance, as well as, the 1 principles and implementation requirements of an Integrated Pest Management (IPM) program. Preliminary quantitative information on fertilizer and pesticides use has been presented in technical studies prepared by ' Oceanit Laboratories, Inc. (October 1991). The irrigation water use calculations have utilized a pan evaporation factor of 0.5, which is supported throughout the literature on tropical turf grass. It is well known that warm season grasses (including Bermuda grasses grown on 1 ', Group ?0 International. Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, HI 96813-4398 • Phone (808)523 5866 • FAX (808)523 58 Letter T. Harrison, Ph.D., Environme>i oordinator Univer of Hawai'i at Manoa, Environmen enter • ' 5 February 1992 0 ' Page 4 ' golf courses in Hawai'i) use much less water than cool season grasses. According to Hadreck and Black (1986), strong growth and acceptable appearance of turf is acheived with a 0.45 to 0.55 pan evaporation. Moderate t growth with acceptable appearance requires only 0.25 to 0.4 pan evaporation. Other references which support the statement that warm season grasses require only approximately 50% of pan evaporation include: Brian, Bravdo, Bushkin- 1 Harav and Rawitz (1981); and Gibeault, Cockerham, Henry and Meyer (1989). There is probably confusion about water use rates of turf grasses under circumstances when there is unlimited water availability and when water is ' properly managed. Local studies conducted by Dr. Ekern of the University of Hawai'i Water Resources Center showed that evapotranspiration of Bermuda grass turf was approximately 100% of pan evaporation. Dr. Ekern's studies were ' designed to obtain maximum evapotranspiration rates, as they were looking at the use of turfgrass as a way of using treated wastewater effluent. Many golf courses in Hawai'i are presently irrigating at rates much greater than 0.5 times ,, pan evaporation, in an effort to maintain very lush growth and appearance. The 0.5 pan evaporation factor is used in the Murdoch and Green study because . this is the rate which achieves adequate and efficient water management. -K Xeriscape Plan , According to Paul Weissich, consultant to the City and County of Honolulu ' Board of Water Supply, implementation of a xeriscape plan for a residential community in Hawai'i can reduce irrigation water demand, as compared to irrigation water demand for traditional ornamental landscaping. Weissich ' notes that a xeriscape plan can reduce irrigation water demand up to 50 percent, as compared to irrigation demand for ornamentals. The Manini'owali Residential Community will landscape with native dryland species and other ' • landscaping materials which have a low water requirement. We are also . looking into low water demand turf types. Golf course irrigation will be accomplished with a mixture of treated effluent, brackish water and ' desalinization by- product water. Residential area irrigation will utilize brackish water only. The basal brackish aquifer is slightly above sea level underneath the project site. ' Brackish ground water of lower salinity is proposed to be withdrawn from wells located on State land at the 600 -foot elevation. These wells will provide for all ' of the water demand of the proposed project. Potable ground water is currently being withdrawn from other private lands from wells positioned at elevations of 1,500 to 1,800 feet above sea level. ' 1 1 Group ?0 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, HI 96813-4398 • Phone (808) 523-5866 • FAX (808) 523 - 4 I Letter t n T. Harrison, Ph.D., Environme Coordinator Univer of Hawai'i at Manoa, Environmen enter 5 February 1992 Page 5 ' L Reverse Osmosis Water Desalinization I The Reverse Osmosis (RO) process is currently being utilized for numerous major municipal water systems throughout the world. The RO process is relatively new to Hawai'i, with experimental use of this process implemented I at Ewa, O'ahu during the last two years. Investigation of manufacturers in California is currently underway for the proposed system. We have been in touch with vendors with extensive experience with these system facilities and I their reliability. Additional design and operational information has been enclosed for your review. ' A potable water storage reservoir is being planned for this system to meet normal County standards for the reserve storage requirement. I J. Irrigation Water Composition The underlying brackish ground water contains approximately 1,000 ppm chlorides. Desalinization is the planned method for supplying potable water I . to this project. The by- product water generated by the reverse osmosis, plant will have a chlorides concentration of approximately 2,300 ppm. Despite this . relatively high level of chlorides, the water is viewed as a resource for. this I project. The by- product water will be diluted with treated wastewater effluent (250 ppm chlorides) and brackish ground water. This mixture of waters will produce an irrigation water with approximately 1,240 ppm chlorides. I Residential areas will be irrigated with brackish groundwater only, containing no treated wastewater effluent. Salt - tolerant plants are planned to be used for the golf course turf and for the project's landscaping. 1- Treated wastewater effluent and desalted by- product water can be mixed and stored within one of the irrigation storage ponds developed on the site. This 1 pond will have adequate freeboard to accomodate these two types of water during high precipitation periods when irrigation is not needed. K. Soil Use I Organic -rich soils are planned to be imported to the site for use in the golf course and landscaping areas. Crushed lava and cinders will also be used with I organic amendments to develop soils for these areas. Phosphorus fixation will be achieved by these organic soils, which will retard significant movement of phosphorus to ground water. I L. Energy Conservation I To conserve energy, design efforts will be made to use energy efficient light sources, daylighting design, energy efficient pumps, and scheduling use of 1 ' Group '0 International. Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, HI 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523-58 Letter T. Harrison, Ph.D., Environmeaoordinator Univer of Hawai'i at Manoa, Environmenilerenter 5 February 1992 • Page 6 1 industrial loads during off -peak hours whenever possible. We are currently exploring the feasibility of solar energy use and heat exchanger units for several portions of the project. M. Office of State Planning Report - • The proposed project is not located over a potable aquifer, has slopes which are less than 20 percent, it is located in a low rainfall region, and is positioned between 1,000 and 3,000 feet front the ocean. Opinions raised in the OSP report • and their criteria for siting golf courses generally lack any supporting scientific ' or technical evidence. The OSP report also failed to address state -of- the -art measures currently being implemented to minimize or eliminate potential environmental impacts. . , - 1 you again for your comments. Please feel free to call either me or Yukie Ohashi if you have any questions or require additional information. Sincerely, GROUP 70 INTERNATIONAL, INC. • , • 1 Jeffrey H. Overton, MCP • ' Senior Planner Attachment • • 1 1 1 • . 1' 1 • 1 • Group 70 International. Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu; HI 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523 -51 • • • REVERSE OSMOSIS INFORMATION SHEET ' FOR THE MANINI'OWALI WATER SYSTEM 1 • Maintenance and Operations Procedure • Reverse osmosis (RO) is a process by which pure water from a dilute saline solution flows through a semipermeable membrane. Commercially available RO membranes became available in the mid- 1960's and have become an accepted commercial process for desalting brackish and sea waters. For the Manini'owali project, expected product water from a 2,200 ' total dissolved solids (TDS) feed is 100 TDS. The removed solids are concentrated in a by- product stream containing approximately 5,400 TDS. RO systems work best with a clean well water supply (as opposed to surface water). Well waters are naturally filtered by soil and rock and provide a very low fouling water source for the RO membranes. One of the primary foulants negatively affecting RO membranes are suspended solids and organics common to surface waters. The Manini'owali project which will utilize brackish well water, is ideal for RO desalination. Operation of the Manini'owali system is simplified since the RO feed pump can be ' eliminated. 175 to 200 psi pressure is required which reportedly can be provided from the., . elevation difference between the well water storage tank and the RO system. Elimination of .:..: the - high pressure pump reduces costs and eliminates the, pump maintenance. The pre-RO cartridge filters are used to protect the RO membranes from suspended particles in the feedwater. These filters will likely require replacement every 3 to 6 months. The RO membranes will require periodic cleaning. It is estimated that cleaning would be required twice per year. Some systems operate a year or more between cleaning. RO membrane life is 3 -6 years. ' An antiscalant feed is required to prevent concentrated salts from precipitating in the by- product stream. The antiscalant is fed with a chemical metering pump and normally dosed at about 3.0 parts per million. Very little maintenance is required except for occasional pump calibration and changing the antiscalant drum as needed. 1 The operation of the RO assembly is normally controlled through the level in a RO product water storage tank. In this case, at low level a feed valve to the RO would open. When the tank is full, the valve closes. Alarms which would stop the flow to the RO system would ' likely be installed on the following parameters: high product water TDS, high and low product water flow, high and low by- product water flow. 1 1 1 1 III III 1 t:zfli. WQall aa7aaa I 111 = 4a000a ¢ova Forests - --- Seas 1 1 December 16, 1991 Eig E i'?It E (�{ DEC JU 1 8 19-1 J County of Hawaii Planning Department 1 25 Aupuni St. GROUP TO Hilo, HI 96720 LIMITED 1 ATTN: Norman Hayashi Dear Mr. Hayashi, After reviewing the. draft Environmental Impact Statement for the 1 Manini'owali Residential. Community, we find that the draft EIS fails to adequately address the cumulative impact of additional power requirements 1 on HELCO'S energy grid. Given HELCO'S abysmal management ability, we certainly have reason 1 to be concerned. HELCO'S notorious power failures have cost our community many thousands of dollars due to lost business, lost productivity and damaged electric equipment. 1 Present insufficient capacity is evidenced by rolling blackouts, a HELCO policy of reducing maintenance time in order to maintain production, and by 1 operating combustion turbines, which are designed for "peak- shaving ", for many hours each day. Our future energy supply is presently in grave doubt because of 1 HELCO'S unwillingness to embrace Demand Side Management (DSM) programs, an unknown delivery date for 25 MW of geothermal power from 1 Ormat and the community's growing opposition to HELCO'S proposed Pu'uanahulu power plant. Moreover, unless HELCO somehow manages to improve its relationship with the community, any plans to produce more 1 power will provoke strong opposition. Unless the community changes it's poor opinion of HELCO, we can 1 expect to see lawsuits and contested cases associated with nearly anything HELCO plans to construct in the future. 1 Hawaii's Sierra Club - now over 4,000 strong! 1 Therefore, we feel that this EIS must include a detailed HELCO forecast of cumulative Big Island electric power impacts for the next ten years. Such a 1 forecast would include the following elements: 1. Projects currently approved by the Planning Commission, but not yet built. Include the number of resorts, homes, condos, etc. Please include estimated power requirements. 2. New projects such as Manini'owali Residential Community that 1 are planned but have not been approved. This estimate should include resorts, residential units, etc. Please include estimated power requirements. 1 3. A detailed HELCO forecast of electric power production capabilities for the next ten years. This forecast should include any power production facilities that would be phased -out due to obsolescence. 1 4. A detailed HELCO forecast of electric power savings realized from DSM programs for the next ten years. 1 5: A chart showing the number of power grid failures (including planned - blackouts) vs shrinking surplus power- capacity over the last ten years: The chart should show both the number of blackout events and number of blackout hours. Thank You, Jay Hanson, Program Chair, West Hawaii Sierra Club, 78 -6622 Alii Drive 1 Kailua -Kona, HI 96740 1 Phone 322 -7268 Fax 322 -7869 1 cc. North Kona Development Group 70 International OEQC 1 • • 1 . • 1 0. 5 February 1992 • 1 Mr. Jay Hanson, Program Chair - 1 West Hawai'i Sierra Club 78 -6622 Ali'i Drive Kailua -Kona, HI 96740 1 • GROUP 7 Re: Draft Environmental Impact Statement for Manini'owali Residential Community I N T E R N A T I O N A L Manini'owali, North Kona, Island of Hawai'i (TMK: 7 -2-04: por. 17) Dear Mr. Hanson: 1 Francis S. Oda, AIA, MCP , Norman G.Y. Hong. AIA Thank you for your 16 December 1992 letter concerning the Draft 1 Sheryl B. Seaman, AIA, ASID Environmental Impact Statement (Draft EIS) for the Manini'owali Robert K. L. Wong, AIA Residential Community. The following is offered in response to your Hitoshi Hida, AIA comments. - Roy H. Nihei, AIA, CSI 1 - Linda M. Aniya The electrical: demand for the proposed project is approximately 4.215 Derrick T Seiki . megawatts for the 'residential units, golf course, the golf clubhouse and tennis 1 . Ralph E. Portmore, AICP • center, as well, as -for the operation of the wastewater treatment facility and Edward T Green desalting plant.` .Energy conservation measures will :be , designed into the Paul P. Chorney, ALA project wherever feasible. These will include the use of .energy efficient light Stephen H. Yuen, AIA - sources, da h htin desi . 1 Dean H. Kitamura, AIA Y •g S gn, energy efficient pumps, and scheduling use of Normal. Scott industrial loads during off -peak hours whenever possible. Solar.energy use, June Fukushima -Lee, ASID heat exchanger units, waste heat recovery, flourescent and sodium lighting Anne Theiss, AIA, ASID fixtures are also being considered for portions of the project. 1 Stephen E. Gallo, CPA Bradford A. Wellstead, AIA We share your concerns of the recent series of blackouts and brownouts Walter R. Bell, AIA, CSI, CCS experienced by Big Island residents. The primary purpose of the Draft EIS 1 Walter K. Muraoka energy discussion was to consider the impact of this proposed project on West George 1. Ana, AICP Hawaii Energy Supply facilities, with consideration for the future regional Jeffrey H. Overton, AICP power generating capacity. HELCO has addressed future electrical power . 1 James I. Nishimoto, AIA supply in their letter of 3 February 1992, a copy of which is included in the Jen -Chih "Jack" Lee, AIA Final EIS. In our consultation with HELCO staff, we have learned that power Michael A. Gami generation to accommodate the growth of the Big Island will be increased 1 Eric G. Crispin, AIA with the planned installation of combustion turbines in Puna and in West Danilo M. Herrera Hawai'i. North Kona Development Group will be participating in the development of the electrical distribution system to service its needs. 1 Thank you again for your comments. Please feel free to call either me or Yukie Ohashi if you have any questions or require additional information. 1 • Sincerely yours, GROUP 70 RNATIOONAL • 1 (...71t- `� - `� te" . . Overton, AICP 1 Senior Planner • Group 70 International, Inc. Architects • Planners • Interior Designers • 92. Bethel Street • Honolulu. HI 9681 3 -43 98 • Phone (808) 523.5866 • FAX (808) 523 -- • • i f ,,' , 5 February 1992 10 0 • . Mt Jay Hanson, Program Chair ' West Hawai'i Sierra Club 78 -6622 Ali'i Drive Kailua -Kona, HI 96740 ' GROUP 70 Re: Draft Environmental Impact Statement for Manini'owali Residential Community INTERNATIONAL T r R N A T 1 o N A t Manini'owali, North Kona, Island of Hawai'i (TMK: 7 -2-04: por. 17) ' Dear Mr. Hanson: Francis S. Oda, AIA, AICP ' Norman G.Y. Hong, AIA Thank you for your 16 December 1992 letter concerning the Draft Sheryl B. seaman, AIA, ASID _ Environmental Impact Statement (Draft EIS) for the Manini'owali Robert K.L. Wong, AIA Residential Community. - The following is offered in response to your Hitoshi Hida, AIA comments. Roy H. Nihei, AIA, CSI Linda M. Aniya The electrical demand for the proposed • project is approximately 4.215 I Derrick T. seiki , megawatts for the residential units, golf course, the golf clubhouse and tennis Ralph E. Portmore, A center, as well as for the operation of the :wastewater treatment facility and Edward T Green desalting plant. Energy conservation measures will be designed into the Paul P. Chorney, AIA project wherever feasible. These will include the use- of energy efficient light ' Stephen H. Yuen, AIA sources, daylighting design, energy efficient pumps, and scheduling use of Dean H. Kitamura. MA industrial loads during off -peak hours whenever possible. Solar energy use, Norma J. Scott • heat exchanger units, waste heat recovery, flourescent and sodium lighting I June Fukushima -Lee, ASID Anne Theirs, AIA, ASID fixtures are also being considered for portions of the project. Stephen E. Gallo, CPA Bradford A. Wellstead, AIA We share your concerns of the recent series of blackouts and brownouts ' Walter R. Bell, AIA, CSI, CCS experienced by Big Island residents. The primary purpose of the Draft EIS Walter K. Muraoka energy discussion was to consider the impact of this proposed project on Wsst • George I. Atta. AICP Hawaii Energy Supply facilities, with consideration for the future regional . I Jeffrey H. Overton, AICP power generating capacity. HELCO has addressed future electrical power James L Nishimoto, tlA su pply in their letter of 3 February 1992, a copy of which is included in the Jen -Chih "Jack" Lee, AIA Final EIS. In our consultation with HELCO staff, we have learned that power Michael A. Gam; generation to accommodate the growth of the Big Island will be increased Eric G. Crispin, AIA with the planned installation of combustion turbines in Puna and in West Danilo M. Herrera Hawai'i. North Kona Development Group will be participating in the development of the electrical distribution system to service its needs. Thank you again for your comments. Please feel free to call either me or ' Yukie Ohashi if you have any questions or require additional information. Sincerely yours, 1 GROUP 70 INTERNATIONAL INC. . - 1(7( • Dom. 1 of a H. erton, AICP Senior Planner ' Grou '0 International, Inc. Architects • Planners • interior Designers • 924 Bethel Street • Honolulu. HI 96813 -1398 • Phone 1808) 523 -5866 • FAX (811M) 523-58' SENT BY ;Xerox TelecoDier 7020 i 2- 3-92 ; 4;37PM f HELOO-KANOELEHUA4 O27, ft 1 r •w c mewamews'' blame Light Cony, no. • PO Box vv. . H HI 90721.imu • IP © . , 1 1 February 3, 1991 County Of Hawaii , Planning Department 25 Aupuni Street Hilo, HI 96720 • Attention: Mr. Norman R. Hayashi, Planninn Director ' Subject: Draft Environmental Impact Statment ' Manini'owali Residential Communtiy -- T.M.R. 7 -2 -04: por 17 • Thank you for the opportunity to review the subject EIS. We have ' the following requirements and comments: 1. In 1993, we are planning to install a new Poopoomino Switch- IF ' ing Station in the area to serve the Four Seasons and Princess - hotels. Therefore, new 69,000 volt transmission lines easements and a new substation site are not required. The developer will be - - , required to contribute. to upgrade the Poopoomino ' Switching Station to, pay'tor addition of a distributiontrans- former and switchgear,to catiefy the off - site requirements. 2. Easements for the o 12,000 volt electrical distribution '' system from the ewitohing.station to the project site are re- quired. This.is in addition to the required on - site electrical 1 easements. 3. Due to the long lead time required to purchase and install the transformer and switchgear in the switching station, the de ' veloper's electrical consultant is urged to contact HELCO as soon as practicable to discuss the project schedule. 4. We strongly recommend that energy efficient and conservation ' features suitable to reduce the peak electrical demand be a part of the development's plans and requirements. We recommend that this development take full advantage of waste heat recovery equip ' ment to recycle and reuse the waste heat rejected by air condi- tioning and refrigeration egiuipment. Other energy saving devices such as fluorescent lighting and sodium lighting for parking lot 1 and roadway lighting are also recommended. In addition, HELCO is a participant in the Public Utilities Com- - mission, Docket 6617, on Integrated Resource Planning (IRP). The ' IRP process is to develop, implement, monitor and evaluate utility resource plans that identify the optimum mix of energy resources for meeting forecasted levels of energy needs. Demand -side op- tions include activities designed to influence customers' use of An HEI Company 1 1 SENT BY :Xerox Telecopier 7020 ; 2- 3-S2 ; 4;'IPM • MCLUU- KAIYUCLCnun+ +••++W -•- ' • • Manini'owali Draft pie Page 2 of 2 1 electricity in ways that will produce desired changes in load ' shape which can delay the addition of supply - side options. To prevent further rolling biacXouts of distribution circuits we have plane to install a 20.8MW combustion turbine at Puna in 1992 ' and another 20.8MW combustion turbine in West Hawaii in 1994. Thus, we will have adequate generating capacity and margin to serve the subject project scheduled for 1996. Please call myself or H. Kamigaki if you have questions. Very truly yours, 1 . pClyde H. Nagat , Manager Engineering Department CC: Group 70 International (Y. Dhashi) North Kona Development Group (M. Hands) Tom Goya • 1 1 1 1 1 1 • • 1 . 0 • 1 0 111: 5 February 1992 1 Mr. Clyde H. Nagata, Manager 1 Engineering Department Hawaii Electric Light Company, Inc. PO Box 1027 1 GROUP 70 Hilo, HI 96721 -1027 . INTERNATIONAL Re: Draft Environmental Impact Statement for Manini'owali Residential Community 1 Manini'owali, North Kona, Island of Hawaii (TMK: 7 -2-04: por. 17) Francis 5. Oda, AIA, AICP Norman G.Y. Hong. AIA Dear Mr. Nagata: 1 Sheryl B. Seaman. AIA, ASID Robert K. L. Wong, AIA Thank you for your 3 February 1992 letter concerning the Draft Hitoshi Hida, AIA Environmental Impact Statement (Draft EIS) for the Manini'owali Roy H. Nihei, AIA, CSI Residential Community. The following is offered in response to your 1 Linda M:Aniya comments. _ „ Dereick T.Sciki - ' - Ralph E. Portmore, AICP ' 1. Po'opo'omino Switching Station - -... :......... Edward Green 1 • T. Paul P. Chorney,-AIA North Kona Development Group (NKDG) is pleased that the Po'opo'omino Stephen H. Yuen -,AIA Switching Station infrastructure, is planned in the nearby vicinity of .its 1 Dean H. Ki[amura; AIA development and within the timeframe of its proposed residential and golf . Norma J. Scott course development. NKDG will participate' with HELCO in the June Fukushima -Lee. ASID p P p 1 Anne Theiss, AIA, ASID development of the distribution transformer and switchgear to satisfy the off - Stephen E. Gallo, CPA site requirements. Bradford A. Wellstead, AIA Walter R. Bell, AIA, CSI, CCs 2. On -site and Off -site Easements 1 Walter K. Muraoka George I. Alta, AICP NKDG will pursue obtaining utility easements from the appropriate land Jeffrey H. Overton, AICP owner(s) prior to the installation of its electrical distribution system. 1 James I: Nishimoto, AIA Jen -Chih "Jack" Lee, AIA 3. Consultation with HELCO Michael A. Gami 1 Eric G. Crispin, AIA NKDG plans to meet with HELCO engineers in the near future to discuss the Dan M. Herrera project schedule and to begin planning for this phase of the development. 4. Energy Conservation. 1 The electrical demand for the proposed project is approximately 4.215 1 megawatts for the residential units, golf course, the golf clubhouse and tennis center, as well as for the operation of the wastewater treatment facility and desalting plant. Energy conservation measures are planned to be designed 1 into the project wherever feasible. These will include the use of energy efficient light sources, daylighting design, energy efficient pumps, and scheduling use of industrial loads during off -peak hours whenever possible. 1 Group 70 international, Inc. Architects • Planners • Interior Designers • 93- Bethel Street • Honolulu. 111 96813 --.398 • Phone (808) 523 -5866. FAX (808) 523.1 1 ' Letter t Clyde H. Nagata, Manager • 0 Hawaii tric Light Company, Inc. 5 February 1992 Page 2 1 Solar energy use and heat exchanger units for portions of the project are also being considered. Thank you again for your comments. Please feel free to call either me or Yukie Ohashi if you have any questions' or require additional information. Sincerely yours, 1 GROUP 70 INTERNATIONAL, INC. De17 M 1 Jeffrey H. Overton, AICP Senior Planner cc Hal Kamigaki • 1 1 1 1 1 1 1 1 111 Group 70 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, 141 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523 -587 • G A L L UP & V a n P E R N I 5 1 NUV 2 5 1991 1 November 21, 1991 1 Jeffery H. Overton, AICP ' Group 70 924 Bethel Street Honolulu, HI 96813 Re: Maniniowali, TMK (3) 7- 2 -4 -17 Dear Mr. Overton: ' Thank you for providing your Draft Environmental Impact Statement (dated. November 1991) for my review and comments. My comments fell ' into five categories. . 1. `Consulted Parties ' I note your consulted exhibits and individuals displays outdated information and is inadequate. This is exactly the sort of thing that led to a contested case proceeding before the State Land Use Commission in the recent Queen Liliuokalani Trust Land Reclassification application when the Greater Kona Community Council ( which I represented) intervened to ' represent the West Hawaii community because the Trust and their consultants did such a poor job of getting current community input from West Hawaii. For instance, out of 22 community organizations you list, only five appear to be West Hawaii based organizations, and of these five one is pro- ' development lobbying group (Hawaii Leeward Planning Conference), and two while strong organizations representative of their membership, (Kona Board of Realtors, Kona - Kohala Chamber of Commerence), they represent a very narrow segment of the community. And some of the groups you identify are East Hawaii groups with no knowledge or interest in West Hawaii, despite a name which may imply an island wide basis, who are often at odds with West ' Hawaii such that they cause reactions in many West Hawaiians of whatever such an organization is "for" must be bad for West Hawaii such that West Hawaii should be "against? I'm refereeing to the Hawaii Island Board of ' 1 WALLACE H. GALLUP JR. MARK Van PERNIS A W C0RRPORs At LAN ON DAVID E. SMITH GARY W. VANCIL A LAN ' COATI SUITE C -210. HUALALAI CENTER, 75 -170 HUALALAI ROAD P.O. 80X 1837, KAILUA- KO\A, HAWAII 96745 PHONE 113081329 3551, FAX 18081 329 -6185 ' • • Jeffery III. Overton, AICP November 21, 1991 Page 2 1 Realtors, the Big Island Business Council, the Japanese Chamber of Commerence and Industry, etc. Three organizations you have not utilized which you definitely should consult are the Hawaii Island Environmental Council, the Greater Kona ' Community Council, and the County's Veteran's Advisory Council (due to the proposed Veteran's cemetery site being very close to your project). I also suggest you contact the owners associations of nearby big subdivisions, such ' as Kona Palisades and Waikaloa. 2. Traffic /Roads 1 It is time to start considering overhead interchanges at the major bottleneck intersection your development and the State Park Project will create. The Veterans Cemetery also may be part of this traffic. This is what is being considered and advocated for the Queen Liliuokaliani Trust and Mauna Kea developments, and there will certainly be a need for it in the long run. Why not do it right to start with? Why shortchange the community and decrease the ease of driving and quality of life ? 3. Environmental Concensus 1 As one who is very extensively and intimately aware of the land you now own and the area makai at Kua Bay and the shore reefs there, I know that there is very great permeability and tremendous amount of natural subsurface flow of fresh and brackish water to the ocean there. Your development presents a serious threats to ocean water quality at Kua Bay and , particularly to the reefs in the area. Effluent, pesticide, fertilizer, and all other forms of waste water pollution will be a particularly severe concern here, more so than many other areas of the coast and this is where the state ' will have shoreline preservation and recreation areas. Before any development at all takes place. baseline shoreline water quality and reef studies must be made and appropriate shoreline determined. 1 4. State Shoreline Park Consideration ' To date, the State has not acquired all of the previously owned Kua Bay (Maniniowale) parcels, and without them there will be no State Shoreline Park which your draft EIS presumes is to be developed. 1 5. Electricity There is no question that HELCO presently does not have the 1 generation capacity or transmission capability at this time to service you or 1 1 • • Jeffery H. Overton, AICP November 21, 1991 Page 3 any other major development, despite whatever their representatives may ' be telling you. And it is very questionable that this situation will improve soon. • These facts are now well established and known to the government and the public. HELCO's glib practice of saying they'll be ready when the time comes is no longer adequate. and you should be prepared to put on a ' much better case than that for your project being able to deal with electrical needs, and perhaps eves fashion a condition that HELCO's generation and transmission capabilities be proven when your time comes. A lot could be , done for your project's quality and reputation. and for community support, by being a leader in energy conservation and efficiency in your development. As you may know, your project is located in one of the highest year round ' sun caloric energy areas in the entire state! So its perfect for photovoltaic uses. Sincerely, GALLUP & VAN PERNIS , • By • VAN PE' IS MVP /py cc: Michael Hands, NKDG HIED Jerry Rothstein Senantor Andrew Levin - Mayor Lorraine Inouye Representative Virginia Isbell Representative Michael O'Kieff County Planning Department Earthplan, Bema Cabacungan . • Office of State Planning 1 1 1 1 1 I • . 5 February 1992 ' Mark van Pernis, Esq. Gallop & van Pernis I GROUP 70 Suite C -210, Hualalai Center 75 -170 Hualalai Road INTERNATIONAL P.O. ox1837 1 Kailua -Kona, HI 96745 Francis S. Oda, AIA, AICP Re: Draft Environmental Impact Statement Manini'owali Residential Community . ' Norman G. Y. Hong, AIA Maninl'owali, North Kona, Island of Hawaii (TMK: 7 -2-4: por. 17) Sheryl B. Seaman, AIA, ASID Robert X.L. Wong, AIA , Dear Mr. van Pernis: ' Hitoshi Hida, AIA Roy H. Nihei, AIA, CSI Thank you for your 21 N 1991 letter concerning the Draft Linda M. Aniya Environmental Impact Statement (Draft EIS) for the Manini owali Residential I Derrick T Seiki Community. The following is offered in response to your comments. Ralph E. Portmore, AICP Edward T Green A. Consulted Parties Paul P. Chorney, AIA • ' Stephen H. Yuen, AIA . North Kona Development Grou (NKDG) has made every effort to contact Dean H. Kitamura..AIA various interest groups in the West Hawai'i community, and we feel that this Normal. SCOtf effort has led to an improved understanding of the proposed project. We June Fukushima -Lee. ASID provided' copies of the Draft EIS to numerous other West Hawai'i '' Anne Theirs, AIA, ASID p p Stephen E. Callo. CPA organizations and individuals who have participated in the planning process. Bradford A. Wellstead, AIA A copy of the Draft EIS was also provided to the Kailua -Kona, Holualoa and Walter R. Bell, AIA, csl, ccs Kealakekua Libraries for public review. The Office of Environmental Quality Walter K. Muraoka Control published notice of the availability of this document four times in George I. Ana. AICP their OEQC Bulletin on 8 November, 23 November, 8 December and 23 It Jeffrey H. Overton, AICP December, 1991. Of the various interest groups sent copies of the Draft EIS, we James I. Nishimoto. ALA received few comments. Comments were received from the' West Hawai'i Jen -Chin '_lack" Lee, AIA Sierra Club and the Big Island Na Ala Hele Advisory Council; their comment - 1 Michael A. Garth letters and our response letters are included in the Final EIS. Eric G. Crispin, AIA Danilo M. Herrera B. Traffic/Roads '` There is a long -range State Department of Transportation (State DOT) plan to improve Queen Ka'ahumanu Highway to a four -lane limited access highway, ' with grade - separated interchanges at key locations. Currently, the specific timing and location for improvements at this section of the highway have not been worked out. The DOT is conducting a study of the region as part of their planning process. I . Group ?O International, Inc. Architects • Planners • Interior Designers • 92-I Bethel Street • Honolulu. 1 9681 3 -4 398 • Phone 1808) 523-5866 • FAX 18081523 -i8- • Respo Mr. Mark van Perris • Gallup an Perris 5 February 1992 Page 2 , • Until planning and scheduling for the interchange is finalized, an at -grade 1 intersection at the project access roadway and Queen Ka'ahumanu Highway is proposed. The State DOT has requested that no traffic signals be placed at ' this intersection, to allow for smooth traffic flow conditions for through - travel on this highway during peak traffic flow periods. Without signals, long delays will be experienced by project residents making left turns into and out of the project access road. This short -term condition will have little effect 1 on the flow of through- traffic. A left -turn storage lane turning into the project for north bound traffic and a right turn deceleration lane for south bound traffic is proposed as an interim measure until the interchanges are ' constructed. NKDG understands that the future improvement of Queen Ka'ahumanu , Highway will be undertaken. It is not prudent at this time, however, for NKDG to make specific commitments in major interchange and frontage road development without specific State plans in place for this section of i highway. NKDG will participate in the regional roadway improvements on a ' • pro -rata basis when State DOT plans are more specific. C Environmental Concerns - ' Potential changes to nearshore water quality as a result of the proposed ' project have been considered by Oceanit Laboratories. Inc. (OLI) report included in the Draft EIS. OLI's findings indicate that nearshore ocean water could receive some minor input of ground water containing minor 1 concentrations of fertilizer and treated effluent nitrogen and possibly some minute concentrations of pesticides. The introduction of these small concentrations will not cause adverse effects on the nearshore water quality. or the marine ecology, due to rapid mixing with the surrounding ocean , waters at the nearshore or offshore ground water discharge point. . • Baseline monitoring of Kua Bay and the nearshore ocean waters off , Manini'owali has been initiated by OLI. NKDG is willing to comply with requirements for long -term monitoring of nearshore water quality and the anchialine pond near Kua Bay. Details of an ocean water monitoring ' program will be developed in coordination with the State Department of Health and the DLNR Division of Aquatic Resources. D. Shoreline Park ' The State has plans to establish a shoreline park along approximately seven , miles of this section of the West Hawaii coast. Several privately -owned parcels are located within this proposed park area, which the State of Hawaii is actively pursuing to acquire. It is not known whether or not the phased ' development of portions of this State Park will be contingent on acquisition Group 70 International, Inc. Architects • Planners • Interior Designers • 924 Bethel Street • Honolulu, 1-11 96813 -4398 • Phone (808) 523 -5866 • FAX (808) 523 -� i '' Res o Mr. Mark van Pernis 3 Gallup an Penis • 5 February 1992 Page 3 1 of all of the privately -held parcels. It is possible that the State could develop and operate beach support facilities at Maninitowali Beach with or without the acquisition of all of the privately -owned parcels at this location. I E. Electricity ' HELCO is currently planning to expand its generating capacity for West Hawai'i. A new power generation facility is being planned near Pu'uanahulu ' or Kawaihae. A new switching substation will serve the approved Kaupulehu resort and residential development. According to HELCO representatives, the expanded generating capacity will be more than adequate to serve the known and proposed growth of this region, including the NKDG 1 proposed project. NKDG will coordinate its development plans with HELCO's plans to supply power to this area. I To conserve energy, design efforts will be made to use energy efficient light sources, daylighting design, energy efficient pumps, and scheduling use of industrial loads during' off -peak hours whenever possible. We are currently ' • exploring the feasibility of solar energy use for several components of the project. Thank you again for your comments. Please feel free to call either me or Yulde Ohashi if you have any questions or require additional information. Sincerely, ' GROUP 70 INTERNATIONAL, INC. 4,AI �?/1.--1/41 1 Jeffrey H. Overton, AICP Senior Planner 1 1 1 1 1 Group 70 international, Inc. 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