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HomeMy WebLinkAboutREP PC 015 04/07/1999 1998-2000 x REPORT OF THE COMMITTEE ON PLANNING DATE: Apri17, 1999 Re: C-977/Bill No. 292 PLACE: Councilroom TIME: 4:06 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 292, transmitted by Mayor Stephen K. Yamashiro per Communication No. 977, dated September 3, 1998, regarding the change of zone request by Michael & Gale Sansone and Rhody & Susan Edwards, at Kaloko, North Kona, Hawaii, TMK: 7-3-26:9, reports as follows: Bill No. 292 amends Section 25-8-3 (North Kona Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, by changing the district classification for approximately 20.990 acres of land from an Agricultural (A-20a) to an Agricultural (A-l0a) zoned district. Bill No. 292 was first agendized on October 6, 1998 and was deferred at the request of Curtis Tyler who wanted to assess the fair shaze contributions for road improvements. On previous similaz zonings, fair share contributions were not assessed if the homes already existed. The rectangular shaped property, owned in fee by the applicants, is located in the Kaloko Mauka Subdivision at the intersection of Kaloko Drive and Makahi Street at approximately the 3,200 foot elevation. The applicants would like to subdivide the subject property into two 10.495 acre lots. The property, developed as a Condominium Property Regime (CPR), has two separate homes on it with each applicant having their own mortgage. This change of zone request will be in compliance with Resolution No. 58-97, which established that the maximum density of two dwellings per twenty acres of land within the Kaloko Mauka Subdivision above the 3,000 foot elevation, with certain conditions, will protect the watershed and native forest, and maintain a low density pattern. Access to the subject property is off Kaloko Drive, the subdivision's primary roadway which has an 80-foot right-of--way with a 22-foot wide pavement and 8-foot wide grass shoulders. As discussed at a previous Council meeting, although the State Department of Transportation recommends that no further developments be approved until the intersection is improved, there are no immediate plans to improve the intersection. It was also mentioned at the previous Council meeting that if the County can provide the 20% of the improvement cost, the State will match the funds and do the improvements on the intersection. PC-15 PC-15 Page 2 April 7, 1999 The subject property is located within Zone "X", which is outside the 500-year flood plain. The State Land Use and the Kona Regional Plan classification is Agricultural, and the General Plan LUPAG MAP is Extensive Agricultural. The Soil Survey Report classifies soils within the project site as Kiloa Extremely Stony Muck, 6 to 20 percent slopes. This soil consists of well- drained, thin, extremely stony organic soils over fragmental A'a lava. The surface layer is very dark brown, extremely stony muck about 10 inches thick. Permeability is rapid, runoff is very slow and the erosion hazard is slight. This soil is used for woodland and pasture. The Land Study Bureau classifies the soils within the subject property as "E" (Very Poor) for agricultural productivity. The Agricultural Lands of Importance to the State of Hawaii (ALISH) System classifies the soils as "Unique Agricultural Land", lands that have the special combination of soil quality, location, growing season and moisture supply used to produce sustained high quality and/or high yields of a specific crop when treated and managed according to modern farming methods. The 'Alala Recovery Plan dated October 28, 1982, recommends that a portion of the lands of Kaloko, above approximately the 3,200 foot to 3,400 foot elevation including all parcels in Blocks 8 through 13 of Kaloko Mauka Subdivision, be designated as an essential habitat for the 'Alala, an endangered bird whose population has reached an extremely critical state. The Central Kona area along the north and west slopes of Hualalai is considered to be the center of concentration for breeding `Alala. Recent discussions with the Department of Land and Natural Resources indicate that there have been no ' Alala sightings in Kaloko during this decade. The subject parcel is heavily vegetated with ohia, tree fem, a variety of shrubs and non-native vegetation. Wildlife seen at the property consists of turkeys, hawks (I'o), Chinese pheasant and other forest birds. The Kaloko Mauka Subdivision extends from the 1,700 foot elevation to the 5,700 foot elevation of Hualalai. Between the 1,700 to 2,600-foot elevation, the lands are zoned A-3a and A-20a. At the 2,900-foot elevation, the lands are zoned A-Sa and A-20a. At the 3,000 to 4,200 foot elevation, lands are zoned A-7a, A-l0a and A-20a. However, an increasing number of parcels, which are not being rezoned, are being developed as condominium property regimes. All essential utilities and services are available to the subject property. Water for the proposed subdivision development will be provided by the existing County's North Kona Water System. Wastewater generated by the proposed development will be disposed of utilizing an individual wastewater disposal system for each lot meeting the requirements of the Department of Health. An archaeological investigation of the Kaloko ahupua' a was conducted by Huehue Ranch, the developer of the Kaloko Mauka Subdivision. According to the application, archaeological sites maybe located within the subject property. The applicants stated that no construction or land PC-15 PC-15 Page 3 April 7, 1999 alteration activity will commence until such time that the appropriate clearances are secured from the affected State and County agencies. It is recommended that an archaeological study of the subject property be submitted for review and approval by the Planning Director. At the October 6, 1998 meeting, Your Committee had concerns about the fair share contributions for the improvement of the Mamalahoa Highway/Kaloko Drive intersection. Normally if a residence already exists on the property, no fair share contributions are assessed to the applicant. A handout listing all previous Kaloko zonings was shared with Your Committee, and showed how the previous applicants were assessed the fair share contributions. At today's meeting, no amended drafts were presented because as in previous zonings of this type, no fair share contributions were assessed when the homes already existed. Acting Chair Curtis Tyler noted that he is in agreement with Bill No. 292. Your Committee concurs with the Planning Commission and the Planning Director for recommending a favorable consideration for the change of zone request. Your Committee on Planning is in accord with the intent and purpose of Bill No. 292 and recommends it pass first reading. AYES NOES A & E EX LEITHEAD-TODD X TYLER X Respectfully submitted CHUNG X ELARIONOFF X COMMITTEEO ~ LAI JACOBSON X PISICCHIO X ~ IJ~® SMITH X ~ O JEAN LEITHEAD-TODD, CHAIR YAGONG X ARAKAKt E.O.M. PC REPORT NO. 15 ADOPTED: ~ ~ 11899'