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Home My WebLink AboutREP PC 092 04/04/2000 1998-2000 REPORT OF THE COMMITTEE ON PLANNING DATE: April 4, 2000 Re: C-702/Bill No. 226 PLACE: Councilroom TIMF;: 1:52 p.m. Chair and Members Hawaii County Council Hilo, Hawaii 96720 Your Committee on Planning, to which was referred Bill No. 226, transmitted by Mayor Stephen K. Yamashiro per Communication No. 702, dated March 14, 2000, regarding the change of zone request by Morton Associates Holdings, at Kaloko, North Kona, Hawaii, TMK: 7-3-26:19, reports as follows: Bill No. 226 amends Section 25-8-2 (North and South Kona Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, by changing the district classification for approximately 33.461 acres of land from an Agricultural (A-20a) to an Agricultural (A-l0a) zoned district. "The rectangular shaped property, owned in fee by the applicants, is located in the Kaloko Mauka Subdivision on the north side of Kaloko Drive and west of Makahi Street at the 3,200-foot elevation. The applicants would like to subdivide the subject property into three lots consisting often acres or more. Presently, there are two homes and a maintenance shed on the subject property. In 1986, the applicants, a family member only limited partnership, purchased the property. The previous owner had graded the parcel significantly, so the current owners have reforested the cleared areas by planting Monterey Pines, over 500 Koa trees and 250 Sugi Pines. A maintenance shed was permitted and constructed on the proposed lot 8-A in 1986. The applicants then built the single-family residence on the proposed lot 8-B in 1986, which houses the caretaker. The applicants built their home on proposed lot 8-C in 1989 through 1991. These structures have all been permitted. 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. Phis change of zone request is consistent with the goals and policies of the County General Plan, and the GP LUPAG Map designation is Orchards. The Kona Regional Plan classification is "Agricultural". The property is not situated within the Special Management Area. PC-92 PC-92 Page 2 April 4, 2000 The Soil Survey Report classifies soils within the project site as Kiloa Extremely Stony Muck which consists ofwell-drained, thin, extremely stony organic soils over fragmental A`a lava with rapid permeability, slow runoff, and slight erosion hazard. This soil is suited for woodland and pasture. The Land Study Bureau's soil classification is "E" (Very Poor) for agricultural productivity. The Agricultural Lands of Importance to the State of Hawaii classification is "Other Important Agricultural Land", which mean lands other than Prime or Unique Agricultural Land that is also of wide or local importance for agricultural use. The subject property is located within Zone X, an area determined to be outside the 500-year flood plain. 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 fern, 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 2,500-foot elevation, the lands are zoned FA-3a.A-3a and A-20a. Between the 2,500-foot to 3,000-foot elevation, the lands are zoned FA-3a, A-3a, A-Sa, A-l0a and A-20a. At the 3,000 to 4,500-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. Access to the subject property is off Kaloko Drive, the subdivision's primary roadway which has an 80-foot right-of--way with a 20-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. PC-92 PC-92 Page 3 April 4, 2000 Committee Member Curtis Tyler asked that an amendment be made to replace the language in Condition K with the current language used for Kaloko zonings regarding the fair share contributions. He also stated that he is pleased with the insertion of Condition P, but mentioned that this situation needs to be resolved. Your Chair explained that in a meeting with the Planning Director, and representatives from the State Department of Transportation and the Department of Public Works, it was clearly stated that the State will not be responsible for improving the Kaloko/Mamalahoa intersection. Although it is a state highway, improvements to the Kaloko intersection is not part of their plans. If any improvements will be done there, it will be the responsibility of the County to proceed with the project, although the County will still require the approval of the State to ensure that the improvements are in compliance with the State regulations. Therefore, the County will be looking into the possibility of using the impact fees and any other appropriate funds to do the intersection improvements. The approximate cost to do the improvements will be roughly $1,000,000. To date, the County has collected approximately $200,000 with more funds coming in sporadically. 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. 226, as amended to Bill No. 226, Draft 2, and recommends it pass first reading. AYES NOES A & E EX LEITHLAD-TODD X TYLER X Respectfully submitted CHUNG X COMMITTE N NING ELARIONOFF X JACOBSON X PISICCHIO X SMITH x B BY JEAN LEITHEAD-TODD, CHAIR YAGONG X PC REPORT NO. 92 ARAKAKI E.O.M. X 1~1 ~ - ADOPTED: