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HomeMy WebLinkAboutCOM 0046.000 1998-2000 MSV>~ William G. Davis Stephen K. Yamashiro Managing Director '~°y°r Henry Cho ~R,uG,w~r~C Deputy Managing Director ~II1t2tf~J II~ ~lifUMit 25 Aupuni Street, Room 215 Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (BOB) 961-6553 KONA: 755706 Kualtini Highway, Suite 103 Kailua-Kona, Hawaii 96740 (808)329-5226 Fax (808) 326-5663 December 14, 1998 ` Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii - 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Ordinance No. 166 (REZ 252) Applicant: Jack Ramos Ranch, Inc. Request: Amendment to District Classification and Conditions of Ordinance No. 166 Tax Map Key: 3-5-3:27 and 3-5-4:8 State Land Use Boundary Amendment Application (SLU 98-7) Request: Agricultural to Rural Change of Zone Application (REZ 98-24) Request: A-5a to RA-2a Applicant: Michael K. and Thuy N. Fujimoto .J Tax Map Key: 6-2-11:6 Change of Zone Ordinance No. 93-76 (REZ 663) Applicant: Pualani Estates, Inc. Request: Extension of Time to Condition C (Secure Final Subdivision Approval) Tax Map Key: 7-5-17:28 and 29 Change of Zone Application (REZ 97-9) Applicant: McClean Honokohau Properties, L.P. Request: A-Sa to RS-7.5 to Develop an Active Retirement Community Tax Map Key: 7-4-8:Portion of 26 Eborl~. Nw 171e Ne. Z/1~(g C Yef. To: (5~ 0T ll p. ~"i wt. Dace DEC 1 b 1998 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 December 14, 1998 Zoning Code Amendment -Chapter 25 Initiator: Planning Director Minimum Yards in the Agricultural and Intensive Agricultural Districts As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action aze the Planning Commission's letters and enclosures regazding the above-referenced requests. Sincerely, ephen K. ashiro Mayor L12039801.MAY Enclosures cc: Planning Department ~rl~ 1`~ MtY Or Stephen K. Yamachiro "Yi?, Mayor f~~ix~tfg ~ttfuttii PLANNING COMMISSION 25 Aopuni Stmt, Room 109 • Hilo, F4w~ii %720-4252 (808) %1.8288 Fu (BOB) %I•%IS DEC 1 4 1998 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 97-9) Applicant: McClean Honokohau Properties, L.P. Request: A-Sa to RS-7.5 to Develop an Active Retirement Community Tax Map Key• 7-4-8•Portion of 26 The Planning Commission, after a duly held public hearing on December 3, 1998, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 12.294 acres of land from Agricultural (A-Sa) to Single Family Residential (RS-7.5). The property is located on the mauka side of Queen Ka'ahumanu Highway approximately 1,800 feet north of the Kealakehe High School at Honokohau 2nd, North Kona, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The proposed request from an Agricultural (A-Sa) to a Single Family Residential-7,500 square feet (RS-7.5) zoned district will conform to the following Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 goals, policies and standards of the Land Use and Single Family Residential Elements of the General Plan. Land Use o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. o 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. o Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. o The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. o Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. Single Family Residential o To maximize choices of single-family residential lots and/or housing for residents of the County. o To ensure compatible uses within and adjacent to single-family residential zoned areas. o To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. o The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies and standards. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 o Areas shall have basic improvements and amenities necessary for immediate use. o Areas shall be limited to low-density and medium density residential uses. The proposed request would also complement the following Housing Element goals and policies by creating a mix of residential housing opportunities, maintaining a housing supply that allows a variety of choice and by providing housing units geared toward the middle income bracket. o Attain safe, sanitary and livable housing for the residents of the County of Hawaii. o Attain a diversity of socio-economic housing mix throughout the different parts of the County. o Maintain a housing supply which allows a variety of choice. o Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. o Improve and maintain the quality and affordability of the existing housing stock. o Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. o Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background and income. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The requested zone change from Agricultural (A-Sa) to a Single Family Residential-7,500 square feet (RS-7.5) conforms to the LUPAG Map, which designates the property as Urban Expansion Area. Urban Expansion Area allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. Within areas designated for development as resorts, portions of the resort area may be Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 included in the urban expansion area. Therefore, this proposed single family residential development will provide the framework of a concentration of urban activities occurring in an orderly manner commensurate with the provision of necessary infrastructure. The request is consistent with the urban form depicted on the LUPAG Map for this area of North Kona. The Kona Regional Plan adopted by the Planning Commission in April 1984, designates the area for Urban Expansion. In addition, the Keahole to Kailua (K to K Plan) designates this area for limited and urban expansion. The K to K Plan was adopted by the County Council by Resolution on April 3, 1991. The Plan was adopted as a guide to be utilized in the development of infrastructure and land uses in the region. The applicant intends to develop 70 single family residences and one clubhouse lot with landscaped common open spaces. The main club house facility will be designed for both social and recreational activities. The project is designed to address the needs and lifestyles of the active, senior adult retirees who want to live in a planned community. Proposed access to the property is from the Mid Level Arterial which connects to Kealakehe Parkway, a mauka-makai connector road. Kealakehe Parkway intersects with Queen Kaahumanu Highway. This roadway will be open to public traffic. No water commitments for the 71-lot subdivision are presently available. As recommended, the Department of Water Supply is proposing to install a 16-inch and a 20-inch waterline along Palani Road prior to the development of the proposed project. The Department of Water Supply also indicated that it is proposing to install the improvements with its own capital improvement funds. The proposed project abides by the above-stated County policy encouraging "the clustering of developments in order to reduce the cost of providing utilities." The wastewater from the project will be disposed of by the prevailing requirements of the State Department of Health's rules and regulations to be installed by the respective homeowners. Additionally, the applicant will abide by all applicable State and County air quality and noise level control standards during the pre-construction and construction phases of the project. Therefore, proposed single family residential development will be developed in an area that is or can be adequately served by water, utilities, sewers and transportation systems. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 The Flood Insurance Rate Maps (FIRM) indicate that the property is located in Zone "X", area outside of the 500-year flood plain. There are no significant drainageways anticipated. While there are no indications of surface water flow on-site, the applicant will abide by all applicable County guidelines for run-off generated by the development. An archaeological inventory survey was conducted by Paul H. Rosendahl, Inc. in 1989. Among the 60 sites identified on the property, 14 were assessed as having information value that had been mitigated during the survey and no further work was determined necessary. The final report issued in January 1993 concluded that 36 sites of the 46 were significant for data collection with 'No Preservation'. One site was assessed as significant for information and content and for cultural value as a transportation route. It was not recommended for preservation due to its poor condition. The remaining 9 sites identified as 'Provisional Preservation As Is' contained no identifiable human remains and were considered no longer significant for information or cultural value and thus require no further work. As such, subject to certain mitigative measures, the subject site should not have any significant archaeological impacts. Impacts associated with this 71-lot single family development such as historical, visual, traffic, drainage and design concerns have been assessed and will be mitigated through conditions of approval. Therefore, the request would not unreasonably burden the public agencies to provide roads and streets, water, drainage, school improvements, police and fire protection. The public improvements constructed by the applicant would complement the proposed single family residential development to fit into the locale with minimal intrusion while providing the desired housing development, as well as incorporating appropriate infrastructure and design concerns of the development. The property is within the State Land Use Urban and County's Agricultural (A-Sa) zoned districts, it is not currently being used for any active agricultural purposes. The area is Unclassified by the ALISH Map. The Land Use Study Bureau's Overall Master Productivity Rating for soils in the area are E or Very Poor. Therefore, the reclassification of this 12.294 acres from an Agricultural (A-Sa) to a Single Family Residential (RS-7.5) zoned district will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. From a land use perspective, it is more feasible to infill urban development within this particular area of North Kona. In doing so, it would tend to alleviate the conversion of Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 more productive agricultural lands in more appropriate locations within the North Kona area for Urban type uses. Based on the above findings, this request to reclassify the subject property from Agricultural (A-Sa) to a Single Family Residential-7,500 square feet (RS-7.5) zoned district would result in an appropriate land use pattern and further the public convenience, necessity and general welfare. For your favorable consideration, an amendment to Section 25-8-3, the North Kona Zone Map, of the County Zoning Code is transmitted. We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, Kevin M. Balog, Chairman Planning Commission LMcC1e02.PC Enclosures cc: Mr. Robert S. McClean Department of Public Works Department of Water Supply West Hawaii Office Department of Land & Natural Resources Kazu Hayashida, Director/DOT-Highways, Honolulu r COUNTY OF HAWAII PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT: JAMES . s. MccLEAN APPLICANT'S SIGNATURE: - DATE: ADDRESS: r.o.BOg 3000 RAILUA-BONA, HAWAII 86745-3000 LIST APPLICANT'S INTEREST IF NOT OWNER: sox oP PRTr'i` ox x7o LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: ROBERT S: MOCLEAN PHONE:(Bus.) 329-8277 (Res.) 329-8277. (F~) 329-8277 LANDOWNER(S): CLEAN M LE}'A~'Nj HONOROHAU PROPERTIES L. P. / LANDOi~VNER. SIGNATURE( Q V ~ ` / DATE: 6~z/ ~ 7 (May. be by fetter) LANDOWNER(S) ADDRESS: 1'.O.BO% 3000 RAILUA-BONA, HAWAII 96745-3000 REQUEST: UNPLANNED TO RS 7.5 (Existing zoning) (Proposed Zoning) TAX MAP KEY: TMK 7-4-DB: 26 STREET ADDRESS OF PROPERTY: x/A SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 12.294 AcREs AGENT: JAMES s. MccLEAN ADDRESS: P.O.BOR 3000 ' RAILUA-BONA, HAWAII 96745-3000. TEI,EPHONE:(Bus.) 808-329-8277 (Res.)808-329-8277 (F~) 808-329-8277 Please indicate to whotri original correspondence and copies should be sent. ORIGINAL: ROBERT s. MccLEAN COPIES: (See Instructions on Reverse Side) Attach. C-46 ~n THIS CHANGE OF ":ONF APPLICATION MUST BE ACCOMPANIED•BY THE FOLLOWING: 1. A filing fee of five hundred dollars ($500) plus twenty-five dollars ($25) per lot or unit proposed by the amendment. (Checks shall be mane payable to the County Director of Finance) 2. The Original and twenty (20) •copies of this completed application and the appropriate Departmental Zoning Questionnaire. 3. - The Original and twenty' (20) copies of the following background information on the subject property: . A. Detailed written statement •of objectives and reasons for the request, including details and size of proposed development; B. Iescription of the subject property in sufficient detail to precisely locate the property. ' Describe existing uses, structures and topography; C. State7County Plans affecting the subject request: State Land Use Boundary . designation, General Plan designation, Zoning, Special Management Area and Community Development Plans; D. Surrounding zoning and land uses; E. Flood Insurance Rate Map (FIRM) designation (contact Department of Public Works - Engineering Division); F. Archaeological Resources (contact Department of Land and Natural Resources); G. Floral and Faunal Resources; H. Description of access(es) to the area (e.g. width, type of surface and condition of roadway). If a private roadway, submit evidence of access rights; I. Traffic impacts -assessment of existing traffic conditions, anticipated increase in traffic and traffic impacts from. proposed use (a formal study may be requested by • Department of Public Works or Deparnnent of Transportation during the review process); and J: ~ Availability of.Utilities: Water, telephone, electricity, sewage disposal. 4. The Original and twenty (20) copies of a County Environmental Report -prepared by • following the content guidelines for preparing an Environmental Assessment, established by HAR, Title 11, Chapter 200, Environmental Impact Statement Rules. A County ` • Environmental Report shall not be required for an application where an Environmental. Impact Statement or Environmental Assessment have been completed and filed with the Office of Environmental Quality Control in compliance with HRS, Chapter 343, Environmental Impact Statements. 5. The Original and twenty (20) copies. of a location map. 6. The Original and twenty (20) copies of ascale-drawn plot plan of the property showing property lines; topography, all existing and proposed structures, uses and improvements; proposed subdivision; -and reference points such as roadways, shoreline, etc. . 7., One copy of a full-size (2' x'3') scale-drawn plot plan of Item 7 for presentation purposes. 8. Legal description of the property in map and written form by metes and bounds as certified by a surveyor within 60 days from the filing date of the application. 9. A list of the names, addresses and.tax.ritap keys of all owners and lessees of record of surrounding properties who are required to receive notice. FORMS - 1/22/97 (f:\wp60Moans\polzoneappLskg) ~ , ATTACHMENT RESIDENTIAL ZONING PLANNING DEPARTMENT - COUNTY OF HAWAII ' APPT TC`nTTON FOR ~CHANGF' OF ZONE 1. If the request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? ~ YES 2. If yes, please answer the rest. of .question 1 and then to question _3. a. How many acres of the requested area do you intend to subdivide? 12.294 b. Into what lot sizes? 4,000 to 10,500sf c. If your request is approved, approximately how long after-the date of approval do you expect to submit your subdivision plans to : the Planning Department? IMlfEDIATELY d.. Do you intend to build houses on the newly created lots? YES IE-yes, please answer the following questions: ' On how many _ of. those lots? 3 MODEL' HOMES . At what approximate price.range? House Lots Total START @ $295,000 Approximately how 1ong,'after approval of the subdivision,. would the first house be available 2 YEARS for occupancy? T If .you intend•to subdivide, please submit.a preliminary schematic subdivision plan together ' with your change of 'zone application form. 2. If you have no firm plans of subdividing the ,subject area, do . you intend to: a. Sell or lease the land to someone who has firm plans? b. Sell or lease. the land to someone who has tentative plans? ' ' c. Sell or lease the land to someone who has no plans? . d. Keep it?~ e. Other (please state) E. If you intend to do either a, b, or c, please elaborate on-the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your ' rezoning do you expect.to transfer the subject land to another party?. 3. oo you think that. your .request and your further. _ phans 'for the Land will alleviate the local housing situation? YES How? Presently.thete are few retirement commun~ti~s available on. the Big Island. The project would be targeted for the growing active retirement market. 4. Are there any buildings on the subject area? NO If so, what kind? What do you intend to do with those buildings if your request is approved? 5. Is the subject land currently being used fc•r any agricultural activity? NO If so, please list the kinds of products grown and - on how many square feet of acres of land per product. 6. To your knowledge, has there been any flooding and/or_ ' drainage problems on the subject area? No ' If so, please describe the.p'roblem. 7. Do you think 'that the roads leading to the subject area needs improvement? YES If.so, what kind?. The petitioner will constrict the se~ent of the mid level arterial to provide access. Is the road adequate for the proposed traffic volume . YES . or load? • 8. What sort of governmental assistance and/or improvements do. you feel will be needed in the subject area when developed? - ' YES NO a. Schools % b. Roads % c. Sewer - % . d. Drainage ~ e: Police Protection % YES NO f. Fire Protection % ' g. Recreational Facilities % h. Public Utilities % i. Other For those checked "Yes," please elaborate what type or kinds of improvements and/or assistance are needed. ' SEWER- Hook up to eaisting dry.§ewer.lines required. POLICE PROTECTION- Need to be serviced by Hawaii County Police Dept. FIRE PROTECTION- .Need. to be_ serviced by Hawaii County Fire Dept.'. PUBLIC UTILITIES- Hook up to eaisting electrical and telephone in Realakehe parkway required. Signatur G'.~^^,--~ 1 ' ` lXc~ ' Address: P O.BOX 3000 KAILUA-KONA. HI 96745 Telephone : 808-329-8277 Date: ~/Z~9 -7 6337A/SOA . P.D: 5-84 Change of Zone Application ~ An tlGttve Retsree Commurii'ty Petitioner: McClean Honokohau Properties, L.P. P.D. Box 3000 Kailua-Kona, Hawaii 96745 Prepared By: Riehm Owensby Planners E~lrchitects P.O. Box 390747 Kailua-Kona, Hawaii 96739 April 15, 1997 2~ pS S ~ar`~S C-~{b ~~ill I~ P~ TABLE OF CONTENTS Chapter Page No. 1.0 INTRODUCTION 1.1 Introduction ..................................................................................1-2 1.2 Definition of Terms ....................................................................1-2 1.3 Development Summary ............................................................1-3 2.0 DESCRIPTION OF PROPOSED PROJECT 2.1 Project Description ................:.....................................................2-2 2.2 Statement of Objectives ..........:...................................:...............2-2 2.3 Reason for the Request ....................................................:..........2-2 3.0 RELATIONSHIP OF THE PROPOSED PROJECT TO EXISTING PUBLIC PLANS, POLICIES, AND CONTROLS 3.1 State 3.1.1 Hawaii State Plan .............:..............................................:3-2 3.1.2 State Land Use Law ...:.....................................................3-2 3.1.3 West Hawaii Regional Plan ..........................................3-2 3.1.4 Villages of La'i'opua ..........................:.............................3-2 3.2 County 3.2.1 County General Plan .....................................................:.3-3 3.2.2 Keahole to Kailua Plan ...................................................3-7 3.2.3 County Zoning ..........:......................................................3-7 3.2:4 Special Management Area ........................:....................3-7 4.0 EXISTING CONDITIONS 4.1 Project Location ............................................................................4-2 4.2 Legal Desciiptions ........................................................................4-2 4.2.1 Legal Description: Petition Area ...................................4-2 4.2.2 Legal Description: Mid Level Arterial .........................4-2 TC-1 Chapter Page No. 4.3 Classification/Zoning .................................................................4-2 4.4 Property Owners 300 Feet ..........:................................................4-2 4.5 Regional Setting and Land Use ................................................4-3 4.6 Contiguous Land Use .................................................................4-4 4.7 Population .....................................................................................4-4 4.8 ~ Housing .............................................................................:...........4-4 4.9 Economy ........................................:...............................................4-4 4.10. Local Amenities and Services ...................................................4-5 4.11 Existing Roadway System ..........................................................4-5 4.12 Existing Utility Service ...............................................................4-6 4.13 Topography .....................................:.....................................:.......4-7 4.14 Views ...................................................................:..........................4-7 4.15 Physical Features ..........................................................................4-8 4.16 Flora and Fauna ...........................................................................4-8 4.17 Climate ........................:.................:................................................4-9 4.18 Drainage ...:.....................................................................................4-9 4.19 Lava Zone ......................................................................................4-9 4.20 Seismic Zone .............:................................................................4-10 4.21 Archaeological Inventory Survey ..........................................4-10 5.0 DESCRIPTION OF THE PROPOSED DEVELOPMENT 5.1 Masterplan Concept ....................................................................5-2 5.2 P.U.D. Versus Typical Subdivision Layout ............................5-4 5.3 Density and Lot Size ....................................................................5-4 5.4 Vehicular Circulation ....................:............................................5-5 5.5 Pedestrian Circulation ..................:..:..............:..............:............5-6' 5.6 Landscape Theme .............:..........................................................5-6 5.7 Proposed Mid Level Arterial ...............:.....................:...............5-7 5.8 Off Site Utilities ............................:...............................................5-7 5.9 On Site Utilities ............................................................................5-8 5.10 Mail, Rubbish, and Emergency Vehicle Service ...................5-8 5.11 Parking ...........................................................................................5-9 5.12 Physical Design Elements of the Masterplan .......................:.5-9 5.12.1 Project Entrance ..............................................................:5-9 5.12.2 Drivecourts .......................................................................5-9 5.12.3 Terraced Rock Walls .......................................................5-9 5.12.4 Pedestrian Way .........:....................................................5-10 5.12.5 Main Street Character ...................................................5-10 TC-2 Chapter Page No. 5.12.6 Mail Kiosk .......................................................................5-10 5.12.7 Recreational Facilities ...:...............................................5-10 5.12.9 Housing Design ..............................................................5-11 5.13 Projected Sales Price of Model Homes ..................................5-12 5.14 CC&Rs ..........................................................................................5-12 5.15 Retirement Demographics ......................................................5-13 5.16 Need for the Project ..................................................................5-14 5.17 Benefits to the Community .....................................................5-15 5.18 Sustained Desirability and Stability Issues ...........................5-15 5.19 Relationship to Surrounding Development .......................5-16 5.20 Intensity of Land Utilization ...................................................5-16 5.21 Traffic Impact ..............................................................................5-17 6.0 PROJECT TIME SCHEDULE 6.1 Project Time Schedule .................:.............................:................6-2 7.0 PROJECT STATISTICS 7.1 Project Statistical Information ........:..............................:...........7-2 8.0 REFERENCES 8.1 References .....................................................................................8-2 9:0 FIGURES 9.1 List of Figures ...............................................................:............9-2 No. 1 Amendment State Land Use Boundaries Map ..................9-3 No. 2 Petition Area/Mid Level Arterial Right of Way ...............9-4 No. 3 Legal pescription of Petition Area Map ................:..............9-5 No. 4 Legal Description of Petition Area, Parcel 1 .................:......9-6 TC-3 Chapter Page No. No. 5 Legal Description of Mid Level Arterial, Parcel 2 ..............9-7 No. 6 State Land Use District Map ...................................................9-8 No. 7 West Hawaii Regional Plan ...:...............................................9-9 No. 8 Villages of La'i'opua Map .....................................................9-10 No. 9 County General Plan ..............................................................9-11 No. 10 Keahole to Kailua Land Use Plan ..........:............................9-12 No. 11 County Zoning ........................................................................9-13 No. 12 Location Map ...........................................................................9-14 No. 13 Property Owners Within 300 feet ........................................9-15 No. 14 Existing and Proposed Land Uses ......:.................................9-16 No. 15' Existing Roadway System Map ............................................9-17 No. 16 Water Supply Plan ...................................:.............................9-18 No. 17 Sewerage Plan .................................................:..............:.........9-19 No. 18 Masterplan Concept ..........................................................:....9-20 No. 19 Vehicular Circulation ..........................................:.................9-21 . No. 20 Project Entrance ......................................................................9-22 No. 21 Drivecourt ...........:....................................................................9-23 No. 22 Terraced Rock Walls ..............................................................9-24 y No. 23 Pedestrian Wa 9-25 No. 24 Main Street Character ............................................................9-26 No. 25 Mail Kiosk ....................................:....:......................................9-27 No. 26 Club House Site Plan .............................................................9-28 No. 27 Club House Elevation/Section ..............................:.............9-29 No. 28 Club House Elevation/Section ............................................9-30 TC-4 Chapter Page No. 10.0 PROJECT PRESENTATION DRAWINGS Site Plan Metes and Bounds ..............................................................A 0.1 Site Plan Topographic .........................................................................A 0.2 Site Plan .................................................................................................A 1.1 Site Plan Lots Only ..............................................................................A 1.2 Site Sections ..........................................................................................A 1.3 Drivecourt Site Plan ............................................................................A 1.4 Club House Site Plan ..........................................................................A 1.5 Club House Floor Plan .......................................................................A 2.1 Club House Elevation ....................:.......:............................................A 2.2 Club House Section ............................................:...,................:...........A 2.3 TC-5 CHAPTER ONE Introduction 1.1 INTRODUCTION See Figure No. 1, Page 9-3 Having completed the amendment of the State Land Use Boundaries Map, H-2, for the County of Hawaii, by changing the district classification from agricultural to the urban district at Honokohau 2nd, North Kona, Island of Hawaii, the Petitioner is requesting a change of zone for RS 7.5 Single Family Residential. Concurrently, the Petitioner is submitting an Application for a Planned Unit Development designation. The project site is located about three miles north of Kailua-Kona, approximately 4,600 feet mauka of the Queen Kaahumanu Highway, east- northeast of the Honokohau Small Boat Harbor. 1.2 DEFINITION OF TERMS See Figure No. 2, Page 9-4 Petition Area: The Petition Area is a rectangular shaped, 12.294 acre parcel, T.M.K. 7-4-08: Por. 26. Adjacent to the Petition Area is the proposed 120 foot wide, Mid Level Arterial- Right of Way which is 2.669 acres, T.M.K. 7-4-08: Por. 26. Petitioner: The Petitioner is McClean Honokohau Properties, L.P., Robert S. McClean, general partner, owner of the subject property and a resident of Kailua-Kona, Hawaii. The Petitioner's address is 77-344 Sunset Drive, and the mailing address is P.O. Box 3000, Kailua-Kona, Hawaii 96745-3000. Petitioner's Request: The Petitioner request the County of Hawaii approve the Change of Zone Application for RS 7.5 Single Family Residential and approve the application for a Planned Unit Development for the Petition Area of 12.294 acres, T.M.K. 7-4-08: Por. 26. iz 1.3 DEVELOPMENT SUMMARY Petitioner Landowner. McClean Honokohau Properties, L.P. Robert S. McClean, General Partner P.O. Box 3000 Kailua-Kona, Hawaii 96745-3000 Telephone: 329-8277 Planners Architects: Riehm Owensby Planners Architects Michael J. Riehm, Partner P.O. Box 390747 Kailua-Kona, Hawaii 96739 Telephone: 322-6115 Petition Area:. 12.294 acres Project Location: Honokohau, North Kona District Island of Hawaii Tax Key Map: Zone 7, Section 4, Plat 08, Parce126 State Land Use District: Urban County General Plan: Urban Expansion- Area County Zoning: Unplanned Existing Use: The project site is not in use and is in its natural state, covered by rough a'a and pahoehoe lava flows. Proposed Use: An active retirement community Proposed Action: The Petitioner request the County of Hawaii approve the Change of Zone Application for RS 7.5 Single Family Residential. 13 CHAPTER TWO Description of Proposed Project 2-1 2.1 PROJECT' DESCRIPTION . The project is designed to address the needs and lifestyle of active, senior adult retirees who want to live in a planned community that promotes social interaction, encourages outdoor activities, and is pedestrian oriented. The project will consist of 70 single family residences, landscaped common open spaces, and a main club house facility designed for both social and recreational activities. Emphasis is placed on the design of the neighborhood streets to provide a safe setting for pedestrians and to mitigate the speed of the automobile. Adjacent to the project is the proposed Mid Level Arterial Right of Way which the Petitioner will develop at his cost and to County standards. The Petitioner will dedicate this roadway to the County of Hawaii. 2.2 STATEMENT OF OBJECTIVES • Provide a neighborhood environment That encourages a "Sense of Community" and promotes social interaction. • Provide a safe, pedestrian oriented environment. • Develop a masterplan that fits harmoniously into the local context with housing design that respects the local building vernacular and landscaping that blends with the natural environment. • Develop energy efficient housing design that provides for a comfortable living environment through the use of "passive solar devices". 2.3 REASON FOR THE REQUEST Provide active retirees with a planned, pedestrian oriented, residential community that better addresses their needs and lifestyle than what is possible utilizing a typical subdivision layout. In order to accomplish the objectives set forth, the Petitioner will be requesting, concurrently with this application, a request for a Planned Unit Development Designation since affords the best solution due to its intent as a zoning ordinance and its flexibility in addressing design issues. zz CHAPTER THREE Relationship of the Proposed Project to existing Public Plans, Policies, and Controls 3-] 3.1 STATE 3.1.1 HAWAII STATE PLAN Upon previous review and a favorable recommendation by the County of Hawaii Planning Director for the State Land Use Boundary Amendment, the Planning Director found that the reclassification of the Petition Area and its proposed use as an active retirement community "would not be inconsistent with the Hawaii State Plan". 3.1.2 STATE LAND USE LAW See Figure No. 6, Page 9-8 All lands within the State have been classified into one of four land use districts, Urban, Rural, Agricultural, and Conservation by the State Land Use Commission. With the Amendment to the State Land Use Boundaries Map, the 12.294 acre Petition Area is designated Urban. The 2.659 acre Mid Level Arterial Right of Way lies within the Agricultural District and State Conservation District (2.514 acres lie within the Agricultural District and .145 acres lie within the State Conservation District). Development of the 12.294 acre Petition Area into a residential community would not be inconsistent with the State Land Use Law for an Urban classification. 3.1.3 WEST HAWAII REGIONAL PLAN See Figure No. 7, Page 9-9 The West Hawaii Regional Plan identifies the Kailua-Kona to Keahole Airport area as a "Subregional Planning Area". This area is intended for the expansion of uses which "support resort development, housing development, industrial development, agricultural development, and a host of ancillary services". The West Hawaii Regional Plan recommends, as a course of action, to "direct future regional urbanization to designated . Subregional Planning Areas at Kailua-Kona to Keahole and Kawaihae to Waikoloa". The proposed development, on the Petition Area, would be in conformance with the intent of the West Hawaii Regional Plan. 3.1.4 VILLAGES OF LA'I'OI'UA See Figure No. 8, Page 9-10 On December 15, 1989, the Board of Directors of the Housing Finance and Development Corporation, HFDC, approved a plan for the development of State lands at Kealakehe, North Kona, Island of Hawaii. The Villages of 3-2 ' La'i'opua are designed to provide a range of housing opportunities within a masterplanned community for current and future residents of the growing West Hawaii region. The project will consist of approximately 4;261 residential units on approximately 990 acres of land, mauka of Queen Kaahumanu Highway between Kona Airport and Kailua-Kona town. The target market for the housing will be for low to moderate income groups. It is anticipated that development of the Villages of La'i'opua will occur in a number of phases over a 15 to 20 year period. In a letter dated, August 10, 1995, from Roy S. Oshiro, Acting Executive Director, HFDC, to Gregory G.Y. Pai, Ph.D., Director, Office of State Planning, the following comments were made concerning the Petition Area: • "Land Use Impact: We believe that the proposed residential development would not conflict with the residential, commercial, and public facility uses planned at La'i'opua." • "Environmental and Public Facility Impacts: Our review indicates that the Petitioner's assertion that the proposed project would have less environmental and public facility impact than previously approved uses is correct." • "Water Service Infrastructure: The Petitioner notes correctly that HFDC has installed water infrastructure (distribution lines) to the Petitioner's property line. However, these facilities are to be dedicated to the County of Hawaii, and their use for the proposed project is subject to County approval." 3.2 COUNTY 3.2.1' COUNTY GENERAL PLAN See Figure No. 9, Page 9-11 The Petition Area's conformance with the County. of Hawaii General Plan's "Goals, Policies, and Standards" is as summarized below: 3 -3 • Economic The project specifically addresses one of the economic policies under the General Plan; "THE COUNTY OF HAWAII SHALL ENCOURAGE THE CONTINUING DEVELOPMENT OF THE RETIREMENT INDUSTRY'. The retirement industry today, is one of the fastest growing industries due to the ever increasing average life span in America. Our demographics are changing with a larger percentage of elderly and it is anticipated this trend will continue. The Island of Hawaii is ideally suited to accommodate this growing market due to its hospitable climate, clean environment, and the relaxed lifestyle that is available here. There will be both short term and long term economic benefits to the County of Hawaii. With an estimated project cost of approximately 20 million dollars, there will be immediate short term benefits with employment for the construction, real estate and other related industries which are in critical need of work due to the ongoing economic recession in Hawaii. Long term benefits would be in the .form of increased tax revenues and a continued influx of revenues for local businesses due to the additional purchasing power of retirees. • Energy By promoting new development close to our existing town core, vehicle miles traveled (VMT) to services and amenities can be reduced resulting in less fuel consumption. The close proximity of the Petition Area to Kailua-Kona should result in a significant reduction of VMT as opposed to development that occurs in our more out lying rural areas. The housing design incorporates the use of roof overhangs, insulation in walls and ceilings, and windows properly placed to provide adequate cross ventilation. These design elements should reduce the need for air conditioning, resulting in less energy consumption. Solar hot water heaters are offered as an option to the home buyer. Natural light is introduced into the homes with energy efficient skylights, offsetting the need to use artificial lighting. • Environmental Quality Due to the Petition Area's close proximity to Kailua-Kona, reduced. driving distances to basic services will result in less air pollution from automobile traffic. 3-4 • Flood Control and Drainage Drainage from the project will be controlled on site through a series of drywells located in the roadway infrastructure. This approach is consistent with the General Plan's Policy "all development generated runoff shall be disposed of in a manner acceptable to the Department of Public Works". • Historic Sites A complete archaeological study has been done on the Petition Area and the recommendations by DLNR and the consulting azchaeologist will be followed. This action is consistent with the General Plan's Policy "the County of Hawaii shall require both public and private developers of land to provide a historical survey prior to the clearing or development of land where there are indications that the land under consideration has historical significance". • Natural Beauty Every effort has been taken to enhance the' project's appeazance in the natural environment through the use of landscaping. This is accomplished through the use of a cohesive and unified landscape design. All utilities will be placed underground minimizing their impact on the natural environment. • Natural Resources and Shoreline The Petition Area, in an already urbanized area, has less impact on our natural resources versus a development in our outlying rural areas requiring rezoning and the consumption of more agricultural land and natural landscape. By developing in already urbanized areas, suburban sprawl is mitigated in our undeveloped areas and more of our natural environment can be preserved by this approach. • Housing The masterplan concept addresses the following four goals for housing under the County General Plan; "attain safe, sanitary, and livable housing for the residents of the County of Hawaii, attain a diversity of socio- economic housing mix throughout the different parts of the County, maintain a housing supply which allows a variety of choices, and develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people". The masterplan concept provides a higher quality, residential environment than is normally found in our standard subdivision 3-5 communities. Through the use of a Planned Unit Development, we can provide parks, design streets for pedestrians and- provide a more livable community than what would be possible if the project were designed utilizing a typical subdivision layout. Responding to the growing demand for retirement communities, the project will provide more opportunity for this growing segment of our population than is available today. • Public Facilities Non Applicable • Public Utilities The project is consistent with the General Plan's Policies to "encourage the clustering of developments in order to reduce the cost of providing utilities, encourage underground telephone lines where they are economically and technically feasible, and to encourage developers of new urban areas to place utilities underground". Since the project is being developed in an urban area already serviced with some utility infrastructure, less of a demand is placed on our current infrastructure as compazed to development that occurs further away from our town core. The development will have all underground utilities, minimizing their visual impact on the community. • Recreation The project is consistent with the General Plan's Policy to "review and, if appropriate, revise its ordinance requiring subdivisions to provide land area for park and recreational use or pay a fee in lieu thereof". The club house facility is being provided within the community to offer recreational amenities, promote a sense of community and allow for social interaction. This will reduce .the strain on our existing park system by having these recreational amenities available on site to the residents. • Transportation In order to provide access to the Petition Area, the Petitioner will provide the Mid Level Arterial roadway section, approximately 970' long, north from the Kealakehe Parkway for a distance equal to the width of the Petition Area. This Mid Level Arterial is identified in the Keahole to Kailua Development Roadway Plan as one of the major vehicular routes to service growth in this area. 3-6 The Petitioner's participation in providing this segment of roadway is consistent with the General Plan's Policy "the County shall investigate various methods of funding road improvements, including private sector participation, to meet the growing transportation needs of the island". • Land Use The Petition Area is consistent with the urban form-established for this section of the North Kona District as depicted on the LUPAG map. The Petition Area is designated as Urban Expansion Area. Urban Expansion Area allows for a. mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not been determined. Low density is defined as Single Family Residential in character, ancillary community and public uses, and convenience type commercial uses. The Petitioner's request to establish 70 single family homes with a land use intensity of RS 7.5 would conform to the above guidelines. 3.2.2 KEAHOLE TO KAILUA PLAN See Figure No. 10, Page 9-12 The Petition Area lies within the area of the Keahole to Kailua Development Plan, (K to K). The Keahole to Kailua Development Plan designates the Petition Area as Urban Expansion Uses which denotes general suitability for urban development. The K to K Development Plan has no specific recommended urban uses for these areas. 3.2.3 COUNTY ZONING See Figure No. 11, Page 9-13 The Petition Area is currently zoned Unplanned. The Petitioner is requesting a change of zone for RS 7.5 and will concurrently submit an Application for a Planned Unit bevelopment designation. 3.2.4 SPECIAL MANAGEMENT AREA The Petition Area does not lie within the Special management Area as. defined by the County of Hawaii, and therefore does not require a Special; management Area Use permit. 3-7 CHAPTER FOUR Existing Conditions 4-1 4.1 PROJECT LOCATION See Figure No. 12, Page 9-14 The project is located about three miles north of Kailua-Kona, approximately 4,600 feet mauka of the Queen Kaahumanu Highway, east northeast of the Honokohau Small Boat Harbor at Honokohau 2nd, North Kona, Island of Hawaii, Tax Key Map: 7-4-8: Portions of 26. 4.2 LEGAL DESCRIPTIONS 4.2.1 Legal Description: Petition Area See Figure No. 3, Page 9-5 See Figure No. 4, Page 9-6 4.2.1 Legal Description: Mid Level Arterial See Figure No. 3, Page 9-5 See Figure No. 5, Page 9-7 4.3 CLASSIFICATION /ZONING See Figure No. 6, Page 9-8 See Figure No. 11, Page 9-13 The State Land Use Classification is "Urban", the County of Hawaii General Plan Land Use Designation is "Urban Expansion Area", and the County of Ha~yaii Zoning is "Unplanned" for the Petition Area. 4.4 PROPERTY OWNERS 300 FEET See Figure No. 13, Page 9-15 Below is the listing of the surrounding property owners located within 300 feet of the Petition Area: To The North and East: TMK 7-4-8: 13 Lanihau Partners, L.P. James Greenwell, General Partner 3465 Waialae Avenue, Suite 260 Honolulu, Hawaii 96816 To The South: TMK 7-4-20: 3, 7-4-21: 7, 7-4-21: 8 State of Hawaii Housing Finance and Development Corporation Mike McElroy, Project Manager 677 Queens Street Honolulu, Hawaii 96813 4-2 To The West: TMK 7-4-8: 30 Lanihau Partners, L.P. James Greenwell, General Partner 3465 Waialae Avenue, Suite 260 Honolulu, Hawaii 96816 TMK 7-4-8: 33 Isemoto Contracting Co. Ltd. Et Al 648 Pilani Street Hilo, Hawaii 96720 4.5 REGIONAL SETTING & LAND USE See Figure No. 14, Page 9-16 The Petition Area is located in the district of North Kona on the western side of the Island of Hawaii, north of the town of Kailua-Kona. The district of North Kona includes both coastal and inland areas from Nenue Point to the south and Anaeho'omalu Bay to the north, Hualalai Mountain, and. a portion of the northwestern slope of Mauna Loa extending to its summit. The district contains a variety of urban settlements in the form of towns, villages, settlements, and residential subdivisions. Kailua-Kona is the principal town on the western side of the island and the location for most of the population and economic growth. Historically, the town and its surrounding .area depended upon agriculture as its major source of employment but that has changed with Kona becoming an important tourist destination in Hawaii. The region between Kailua-Kona and Keahole Airport bisected by the Queen Kaahumanu Highway is undergoing a transition from an undeveloped open space corridor to a wide range of urban uses. State and County regional planning efforts have identified this region as the primary growth center for the Kona area and it is expected that resort, light industrial, commercial, and residential developments will continue to expand here. Infrastructure projects are being constructed, planned or expanded. to support the expected growth. The expansion of Keahole Airport, Hina Lani Street and Kealakehe Parkway improvements, proposed widening of the Queen Kaahumanu Highway, and the new Kealakehe Sewage Treatment Plant are some of the on going efforts to provide the required infrastructure to this development corridor. a-s 4.6 CONTIGUOUS LAND USE The Petition Area is bounded on the north by vacant lands within the SLU Agricultural District and the County Unplanned Zone District. Lands to the east are within the SLU Agricultural District and the County Unplanned Zoned District. Lands to the south are within the SLU Urban District and are to be developed for the Kealakehe Planned Community, the Villages of La'i'opua. 4.7 POPULATION West Hawaii has been one of the fastest growing areas in the State. Its population nearly tripled from 1970 to 1990 (from 14,472 to 43,373). Although the population of North Kona grew faster than the entire island, the island has been growing rapidly overall. It increased in population by approximately 45 percent between 1970 and 1980, and by . nearly 31 percent between 1980 and 1990. 4.8 HOUSING The number of residential units increased by nearly 55 percent between 1980 and 1990, while the West Hawaii population increased at a slightly higher rate (almost 58 percent) during the same period. In North Kona specifically, population increased approximately 62 percent; while the housing supply increased at a slower rate (44 percent). 4.9 ECONOMY West Hawaii s economy is based on the visitor industry, construction, diversified agriculture, ranching, and high technology initiatives in ocean science and astronomy. The visitor industry is the largest in terms of size and potential growth supplanting agriculture as the number one revenue generating activity. Other local service industries, such as retailing, real estate and financial services, have benefited from the income introduced by the expanding visitor industry. In 1970, there were approximately 1,752 visitor accommodation units in the Kona area, representing 50 percent of the Big Island visitor units. By 1980, the Kona area supported a total of 3,774 visitor units, increasing by an average growth of 7 percent per year. According to the Hawaii Visitor's Bureau, the visitor plant inventory (visitor accommodations in hotels and condominiums) totaled 4,708 4-4 units in 1987. The significant growth and development of new visitor units has shifted north to the-South Kohala District. Nonetheless, growth in South Kohala has a major impact on the economy of the Kona District. 4.10 LOCAL AMENITIES AND SERVICES The Petition Area is conveniently located near a variety of local amenities and services. The town of Kailua-Kona offering retail, office, dining, minor medical, governmental and recreational amenities is within a 7 minute driving distance. The Keahole Airport is within a 10 minute driving distance and the Kona Hospital is within a 25 minute driving distance. The Petition Area is also conveniently located to some of the new major retailers in Kona; Costco, K-Mart, WalMart, and Crossroads Center. Police protection for the North Kona Area is provided by the Hawaii County Police Department operating from its regional headquarters in Kealakehe, approximately one-half mile south of the Petition Area. The Hawaii County Fire department provides fire protection services to the Big Island residents. The Kailua-Kona Station is located on Palani Road above the Queen Kaahumanu Highway intersection, approximately 3 miles from the project site. Emergency ambulance services are provide 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 and at the Captain Cook Fire Station. The Kona Hospital houses a basic life support ambulance unit. 4.11 EXISTING ROADWAY SYSTEM See Figure No. 15, Page 9-17 The region around the Petition Area is presently served by two State Highways, Mamalahoa Highway and Queen Kaahumanu Highway. Mamalahoa Highway is a two lane minor arterial that provides circulation between Waimea and Kona along an alignment mauka of the Petition Area. Queen Kaahumanu Highway is a two lane principal arterial that provides regional circulation between South Kohala and Kona along a alignment makai of the Petition Area. The first section of the Kealakehe Parkway is in place and extends from the Queen 4-5 Kaahumanu Highway to the north boundary of the Villages of La'i'opua, which is directly south of the Petition Area. A number of County thoroughfares provide service in the vicinity of the Petition Area, Old Mamalahoa Highway, Palani Road, and Hina Lani Street. Old Mamalahao Highway provides circulation and access to agricultural and residential areas on the mauka slopes above Kailua- Kona. Palani Road is a two lane roadway that connects Mamalahoa Highway and Queen Kaahumanu Highway with a four lane segment between Queen Kaahumanu Highway and Alii Drive. Hina Lani Street is a two lane roadway providing makua makai circulation from Queen Kaahumanu Highway to the Mamalahoa Highway north of the petition Area. 4.12 EXISTING UTILITY SERVICE See Figure No. 16, Page 9-18 See Figure No. 17, Page 9-19 • Water: Water infrastructure is available to the Petition Area's property line, but presently there are no .water commitments. T'he proposed project time schedule does not require water service until January, 2000. Based on the Petitioner's on going discussions with the Board of Watei Supply, water service should be available to the Petition Area within the next 3 years, approximately the time the project would require water service. • Sewer. Dry sewer lines are in place for a portion of the Kealakehe Parkway with an extension, to the Kealakehe Sewage Treatment Plant. This line is to become active when the new Kealakehe High School opens. Dry sewer lines are also in place at the future Mid Level Arterial, north of the Kealakehe Parkway to the south property line of the Petitioner's property. When the Petitioner builds the Mid Level Arterial segment at his property, sewer lines will be installed in the this roadway to provide service to the Petition Area. • Electrical: Underground electrical exist in the Kealakehe Parkway up to the Mid Level Arterial intersection. Electrical stub outs are in place from north of the Kealakehe Parkway along the future Mid Level Arterial to the south property line of the Petitioner's property. When the Petitioner builds the Mid Level Arterial segment at his property, electrical lines will be installed in the this roadway to provide service to the Petition Area. 4-6 • Telephone and CATV: There are two options for telephone and CATV service to the Petition Area. Option 1 involves coordination with the HFDC into feeding off the telephone service to be provided in the Mid Level Arterial. GTE Hawaiian Tel is presently working with both the State and HFDC in coordinating service to the new Kealakehe High School and locating a pair gain site either on the school site or off site. Dry conduit lines also exist in the Kealakehe Parkway for future service to the Villages of La'i'opua. Option 2 would provide service from the Queen Kaahumanu Highway through the existing industrial park north across the Petitioner's property to the Petition Area. Either way, telephone service will be available to the Petition Area. 4.13 TOPOGRAPHY The Petition Area ranges in elevation from approximately 304 feet at the makai. boundary to approximately 360 feet at the mauka boundary. The Petition Area slopes east to west, in a mauka to makai direction with slopes ranging from 0% to 22%. The average slope for the Petition Area is approximately 7%. 4.14 VIEWS The following viewsheds (i.e., the area visible from a viewpoint) exist in the Petition Area: Makai: The Kona Coast and ocean, including Honokohau Harbor and Marina, and the Kaloko-Honokohau National Historic Park. Mauka: The slopes of Hualalai. The western (makai) viewshed from the Petition Area has panoramic views of the North Kona coastline with significant views of the town of Kailua-Kona to the south. Directly west are views of light industrial buildings directly mauka of the Queen Kaahumanu Highway and views of the Honokohau Harbor on the makai side of the Queen Kaahumanu Highway. 4-7 From the bottom of the slope looking eastwazd (mauka), panoramic views of the western slope of Hualalai and scattered residential subdivisions are available. 4.15 PHYSICAL FEATURES The majority of the Petition Area is in its natural state covered with rough a'a and pahoehoe lava flows. Rock walls do occur in some areas, one running along the mauka boundazy line and one running mauka makai in the southern section of the site. 4.16 FLORA AND FAUNA Information for this section has been augmented from flora and terrestrial fauna surveys conducted in the vicinity of the Petition Area (Char and Associates, 1986). A biological field inspection of the Petition Area was not conducted. The Petition Area is comprised of one principal vegetation zone: scrub vegetation. This zone consist of a mixture of grass and shrub species with scattered trees of kiawe (Prosopis pallida). Ground cover varies from 40 to 60 percent on pahoehoe flows, and only five to ten percent on the rough a'a flows. Fountain grass (Pennisetum setaceum) is the most abundant species in the vegetation type area. Locally common are the pill grass (Heteropogon contortus) and Natal redtop (Rhynchelytrum repens), although in some areas the grass cover may be composed equally of the three species. 'Ilima (Sida fallax) and 'uhaloa (Waltheria indica var.. americana) are the most commonly encountered scrubs. Maiapilo (Capparis sandwichiana var. zoharyi) may form localized patches in some areas. Other species vocationally observed in this vegetation type include partridge pea (Cassia lechenaultiana), indigo (Indigofera suffruticosa), noni (Morinda citrifolia), Christmas berry (Schinus terebinthifolius), and klu (Acacia farnesiana). Kiawe may form small clumps composed of a few trees, eight to twelve feet tall. Shrubs such as 'ilima, indigo, and 'uaholoa form a dense shrubby layer beneath these trees. Ferns and a few annual species may be found in the cracks and crevices of the pahoehoe lava where it is damper and shadier. 4-8 The presence of mammals such as the mongoose (Herpestes auropunctatus), -house mouse (Nus musculus domesticus), black rat (Rattus rattus), Polynesian rat (Rattus exulans hawaiiensis), and feral cats (Felis catus) is possible. Bird surveys conducted in the area have indicated the presence of at lease two endangered species. These include the endangered Hawaiian stilt (Himatopus himatopus knudseni) which is known to be present in the pond areas along the Koloko and Honokohau coastline and the Hawaiian owl (Asio flanneus sandwichensis), which is known to be present in upland areas such as the petition area. 4.17 CLIMATE The Petition Area enjoys light and variable breezes during most of the year with diurnal heating and cooling from onshore breezes during the day and offshore breezes during the night. Still air occurs about 29% of the time at nearby Keahole Point. The temperature for the year varies between a low of approximately 66 degrees F to a high of 88 degrees F with the mean average temperature being 75 degrees F. Because of its leeward location, the Petition Area has a relatively dry climate. Some rainfall occurs in conjunction with winter storms, and some occurs during summer afternoons and evenings as a result of the offshore and up slope movement of moisture laden marine air. Average annual rainfall varies between 30 to 40 inches. 4.18 DRAINAGE The Petition Area is located outside of the 500 year flood plain (Zone X). Existing site drainage is generally in a westerly direction due to the topography of the land. 4.19 LAVA ZONE The Petition Area is located on the western slope of Hualalai, one of the five volcanoes comprising the island. Hualalai is much older than Kilauea and Mauna Loa, and its eruptions occur, far less frequently. Hualalai has erupted near its summit, along the northwest and south southeast rift zones, and from vents on the north flank of the volcano. Twenty five percent of the volcano is covered by flows less than 1,000 years old. Hualalai last erupted in 1800 - 1801 from several vents on the 4-9 northwest rift zone. Large lava flows spilled down both sides of the ridge formed by the rift zone and quickly reached the ocean. All of Hualalai is included in Zone 4, with Lava Zone 1 being the most severe and Lava Zone 9, the least severe. The flanks off the volcano do not have a distinctly lower hazard than its rift zones because the distance from the vents to the coast is short and the slopes are steep. 4.20 SEISMIC ZONE The entire Island of Hawaii is susceptible to earthquakes most of which are duectly related to volcanic activity and are caused by magma moving beneath the earth's surface. A few are less directly related to volcanism; these earthquakes originate in zones of structural weakness at the base of the volcanoes or deep within the earth beneath the island. The Uniform Building Code classifies the Island of Hawaii as a Zone 3 area for the purpose of structural design in buildings and other related structures. The classification system is based on a scale of 0 to 4, increasing in level of risk due to seismic occurrence and danger. The County of Hawaii Building Division requires that all new structures be designed to the earthquake criteria detailed in the Uniform Building Code. 4.21 ARCHAEOLOGICAL INVENTORY SURVEY Paul H. Rosendahl, Ph.D., Inc. (PHRI) conducted an archaeological inventory survey of the Petitioner's entire property, a 89.527 parcel, commencing on September 6, 1989 with field work and completed on January, 1993 with the final report "Archaeological Mitigation Program, Honokohau Industrial Park (Parcel VII), Phase II: Data Recovery, Land of Honokohau 2nd, North Kona District, Island of Hawaii'. The Petition Area of 12.294 acres is a part of this 89.527 parcel. As a result of the original inventory survey of the 89.527 acre Honokohau project area, a total of 60 sites were identified. Approximately 22 of the 60 sites are located in the Petition Area and the proposed Mid Level Arterial Right of Way. The final report, issued in January 1993, concluded that 36 sites of the 46 were significant only for further data collection with 'No Preservation", with most of these sites being agriculture complexes. The one site, a 4-10 kerbstone trail, was not recommended for preservation on the basis of interpretive value, due to its poor condition. The remaining 9 sites identified as "Provisional Preservation As Is" contained no identifiable human remains and were considered no longer significant for information or cultural value and thus require no further work. Copies of Phase 1: Mitigation Plan for Data Recovery, Interim Site Preservation, and Monitoring Report and Phase 2: Data Recovery are available upon request. 4-Il CHAPTER FIVE Description of the Proposed Project 5.1 MASTERPLAN CONCEPT See Figure No. 18, Page 9-20 The visual image of an older traditional neighborhood looks very different from that of atypical, large lot contemporary suburban development. Many of our older neighborhoods have a richness of character and a "sense of place" that is missing in our newer residential communities. Historically, there were specific design qualities or characteristics that contributed to create a "sense of place" and promote a feeling of community within our residential communities. Some of these characteristics aze as follows: • They are compact and identifiable, and their boundaries are recognizable. This provides a sense of arrival and departure from the boundaries of these older neighborhoods. • They are visually coherent. This is achieved through the use of a consistent architectural language and formal organizing principles. The setbacks of the homes from the streets, the use of front porches, architectural style, materials, and details all contributed to this coherent image. • They possess a strong degree of spatial hierarchy. There is a variety of public open spaces in different sizes, shapes, and physical treatments that allowed for social interaction. • Their street corridors are visually bounded, layered and intimate in feeling. A variety of elements are used to enhance the quality of the streetscape and to provide for this Iayering of public space. Some of these elements include; street trees, fences, steps, and front porches. • Their street blocks can be understood as comprising their component neighborhoods, suggesting the role of the street as a "social channel" of neighborly interaction. • Parking is accommodated in a mix of on street and off street strategies. • The neighborhoods convey a strong "sense of place". These neighborhood friendly characteristics are found in many of our Hawaiian plantation communities and earlier residential neighborhoods. 5-2 Some of the typical components found in these traditional neighborhoods include, narrow roadways, street trees, front lanais, and relatively closely spaced structures on lots nazrower than those in current subdivision layouts. These early communities were rich in their sense of community and people knew their neighbors, usually on a first name basis. This type of atmosphere has been lost in Hawaii through the development of our newer communities based on stereo-typical mainland type subdivision layouts with their wall to wall two car gazages. Latest studies conducted by a 1989 Gallop Poll indicate that the majority of people in America now want to live in a more traditional small town environment and are leaving the suburbs for this type of lifestyle. The reason for this shift of attitude is the desire for more of a sense of community, well being, safety and pedestrian oriented environment. Using a planned unit development approach to allow more design flexibility, the masterplan integrates some of these traditional neighborhood elements into the design to create a more viable community and enhance the lifestyle of its local residents. The goal of the planning strategy is to provide a residential environment that encourages a strong sense of community values, promotes social interaction and offers the residents pride of ownership in their neighborhood. The masterplan is organized around both a linear street layout and a series of six drivecourts. This organization allows for a terraced layout on the site with each of the three terraces providing unobstructed views from the houses to the ocean beyond. The landscaped open space within each drivecourt provides for an intimate streetscape and should act to mitigate traffic speed, enhancing the safety for pedestrians. Streets are designed to be in scale with a traditional neighborhood setting and street trees are used to define the street corridor and to create a more intimate public space. The street corridor with its scaled pedestrian environment and landscape theme of street trees is an organizing element that establishes the design character for the entire neighborhood. House lots, clustered around drivecourts provide a sense of privacy within the overall community. The houses on the linear street corridors are designed with a lanai that is the dominate element on the front of the house with the two car garage set off to the side and setback from the face of the house. 53 An overall and consistent landscape plan is used for the street corridor. The front yazcis of the lots, landscaped drivecourts, and main entry develop a look that integrates the overall masterplan into its local context, subduing the impact of buildings. 5.2 P.U.D. VERSUS TYPICAL SUBDIVISION LAYOUT The Petitioner is submitting an application for a Planned Unit Development concurrently with this Change of Zone Application. The primary reason for pursuing a planned unit development approach for the project versus the standard subdivision layout is to provide a higher standard of design and a better quality of life for the residents. As noted in the Zoning Code, the planned unit development is the mechanism the County permits to allow for a higher level of flexibility in design. The standard subdivision has many short comings in the amenities it provides and the neighborhood environment it creates. It lacks neighborhood pazks and open spaces for the community to interact. It fails in its ability to provide for pedestrian activities and movement. It inhibits social communication, breaking down a sense of community. In summary, it offers very few benefits to the residents and has minimal advantages when compared to the planned unit development approach. The planned unit development fosters a "sense of community" by offering opportunities for the residents to meet, socialize, walk and experience their neighborhpod environment in ways that are not available to the residents of the standard subdivision community. Parks and open spaces can be provided for a variety of activities to occur. It offers a safe pedestrian environment for the residents who enjoy walking and riding bicycles. It promotes social communication. through the use of lanais facing the main street and its park system. In short it offers the residents a safer, more enjoyable, and socially rewarding community to live in. 5.3 DENSITY AND LOT SIZE With both a RS 7.5 zoning and a Planned Unit Development designation, the density of the project was determined by dividing the gross land area of 12.294 acres by the minimum lot size of 7,500 square feet. By this formula, a total of 71 units may be permitted. The proposed project is composed of 70 single family residential lots, and 1 club house lot. s-a The lots for the single family residential units, range in size from approximately 4,000 S.F. to 10,500 S.F. with the average lot size being approximately 5,166 S.F. 5.4 VEHICULAR CIRCULATION See Figure No. 19, Page 9-21 Ingress and egress circulation will be from the Mid Level Arterial on the makai side of the project. The intersection at this area will be designed to facilitate both entry _and exit to and from this arterial. The internal roadway is designed as a loop circulation system, providing direct, convenient, and efficient access to the individual lots upon entering the project. Connected to the loop system are a series of drivecourts which provide access to the lots clustered off the drivecourts. The width of the roadway along with the landscaping at the drivecourts will act to mitigate traffic speed through the neighborhood and to provide for a safe pedestrian environment. The main street mitigates traffic speed through the neighborhood without the use of speed bumps by providing drivecourts equally distributed throughout the main street roadway. These drivecourts act as speed buffers forcing traffic to reduce speed at these locations.. Not only will the drivecourts slow traffic speed but will also provide spatial interest and visual variety in the community. These measures were taken to provide a higher level of pedestrian safety within the community knowing that speed. limit signs are ineffective in controlling traffic speed. It is anticipated that the traffic speed posted for the project will be in the 15 m.p.h. range. The project's internal roadway system will be private deviating from certain County Standards in order to make for a more intimate and pedestrian friendly environment." Road right of way and pavement width for the main circulating loop system shall be approximately 30 feet right of way with 20 feet pavement surface width. Portions of the roadway system may be treated as common driveways and therefore will have a different right of way width than the main roadway system. Curb radii at the main intersections of the internal roadway will be designed to accommodate emergency vehicles and these will be coordinated with the Fire Department. No sidewalks will be provided at the road right of way since the main street is being designed to accommodate both vehicular and pedestrian movement due to its s-s intimate scale. Driveways at the drivecourts will deviate from the County Standards due to the various lots frontage at these azeas. With the average grade of the site in the 7% range, street grades should be moderate. 5.5 PEDESTRIAN CIRCULATION A primary design goal of the masterplan is to provide a safe, visually stimulating and efficient pedestrian .network system throughout the community. Recognizing that the streets in a neighborhood aze often used for a variety of purposes besides just vehicular circulation, the street design is developed to accommodate pedestrians, joggers, bicycle riders, and vehicles. The narrow right of way width, the use of street trees, and the location of the drivecourts will provide a setting where the pedestrian feels they have the right of way versus the automobile. Slower traffic speeds should result due to this intimate scale. Traffic volumes should be marginal since no through roads occur at the project. For this reason and also with the reduced right of way widths, sidewalks are omitted with the expectation that the street will read more as a pedestrian environment versus designed strictly for the automobile. All of these elements combined, the narrow streets, the street trees, drivecourts and landscaping will establish a "sense of place" that services both the needs of the pedestrian and automobile alike. 5.6 LANDSCAPE THEME Sensitive landscaping and the development of a variety of open spaces is critical to the development of neighborhood character in a residential community. What is missing today in our standard subdivision layouts is a "sense of place" due to their homogeneous look and minimal spatial variety. Too few of our newer communities on the Big Island lack sufficient landscaping to blend buildings into our natural landscape and now the island is developing an appearance of suburban sprawl. Landscaping will play a central role in the masterplan to provide an inviting residential atmosphere with open spaces that are shaded to encourage outdoor activities and social interaction. The major components of the open space environment are the project entry area, main street theme, drivecourts, pedestrian easements, and the main club house grounds. Some of these areas will have uses beyond what they are normally intended for. The main street provides not only vehicular 5-6 access but also sets the character for the neighborhood, developing a safe pedestrian setting. The neighborhood drivecourts mitigate traffic speed by their placement and landscaping. 5.7 PROPOSED MID LEVEL ARTERIAL Adjacent to the Petition Area, on the west boundary line, is the proposed location of the Mid Level Arterial segment to be provided by the Petitioner and dedicated to the County. This segment of the Mid Level Arterial is to provide access to the Petition Area via the north stub off the Kealakehe Parkway. Even though the entire alignment of the proposed Mid Level Arterial is still undecided, the location of the Mid Level Arterial at the Petition Area is specific and its location is precise due to its required alignment to the section of the Mid Level Arterial adjacent to the new Kealakehe High School. The Petitioner has engaged the engineering services of Belt Collins & Assoaates to coordinate this work with HFDC and to date, preliminary roadway design has already taken place to insure its workability. 5.8 OFF SITE UTILITIES See Figure No. 16, Page 9-18 See Figure No. 17, Page 9-19 • Water: Presently water is not available- to the Petition Area. The Petitioner has had on going meetings with the Department of Water Supply and as of the last meeting with Mr. Milton Pavio, Mr. Pavio informed the Petitioner that the DWS could not at this time commit to water service since the State owns the water system and tanks in this area. When the State conveys the water system to the County, at that time the DWS could commit to water service to the project. The Petitioner anticipates that the State will convey the water supply system including the tanks to the DWS before the Change of Zone and Planned Unit Application are approved and finalized. The proposed project time schedule does not require water service until January, 2000. • Sewer. Dry sewer lines are in place for a portion of the Kealakehe Parkway with an extension, to the Kealakehe Sewage Treatment Plant. This line is to become active when the new Kealakehe High School opens. Dry sewer lines are also in place at the future Mid Level Arterial, north of the Kealakehe Parkway to the south property line of the Petitioner's property. 5-7 When the Petitioner builds the Mid Level Arterial segment at his property, sewer lines will be installed in the this roadway to provide service to the Petition Area. • Electrical: Underground electrical exist in the Kealakehe Parkway up to the Mid Level Arterial intersection. Electrical stub outs are in place from north of the Kealakehe Parkway along the future Mid Level Arterial to the south property line of the Petitioner's property. When the Petitioner builds the Mid Level Arterial segment at his property, electrical lines will be installed in the this roadway to provide service to the Petition Area. • Telephone and CATV: There are two options for telephone and CATV service to the Petition Area. Option 1 involves coordination with the HFDC into feeding off the telephone service to be provided in the Mid Level Arterial. GTE Hawaiian Tel is presently working .with both the State and HFDC in coordinating service to the new Kealakehe High School and locating a pair gain site either on the school site or off site. Dry conduit lines also exist in the Kealakehe Parkway for future service to the Villages of La'i'opua. Option. 2 would provide service from the Queen Kaahumanu Highway through the existing industrial park north across the Petitioner's property to the Petition Area. Either way, telephone service will be available to the Petition Area. 5.9 ON SITE UTILITIES All site utilities, water, sewer, electrical, telephone, CATV, are to be located underground. Drainage from the project is to be controlled on site through a series of drywells located in the streets. 5.10 MAIL, RUBBISH, AND EMERGENCY VEHICLE SERVICE The masterplan allows convenient access for service and emergency vehicles. Mail delivery and pick up will be via a mail kiosk located in one of the drivecourts. The street layout incorporates T-Intersections and T- Turnarounds to allow trash and fire vehicles proper access. s-s 5.11 PARKING Both on street and off street parking will be provided for the community. There will be approximately 37 on street pazking spaces provided. Each home will have a two car gazage with driveway which provides 4 car pazking capaaty per lot. Total site parking including the individual homes is 317 cars, which far exceeds what is required by the Zoning Code. 5.12 PHYSICAL DESIGN ELEMENTS OF THE MASTERPLAN 5.12.1 PROJECT ENTRANCE See Figure No. 20, Page 9-22 The main entry for the project is located on the mauka side of the Mid Level Arterial and establishes the first impression of the development. Landscaping, street pavers, rock terraced walls, and signage are used to . create the sense of arrival to the neighborhood. A mechanically operated gate is provided to control access to the project. 5.12.2 DRIVECOURTS See Figure No. 21, Page 9-23 The masterplan layout is organized around six drivecourts which act as clustering devices for the residential lots. The drivecourts are intended to provide a sense of privacy within the overall community, mitigate vehicular speed on the main circulation street. through the use of landscaping and street pavers, and provide variety in the spatial form of the neighborhood. 5.12.3 TERRACED ROCK WALLS See Figure No. 22, Page 9-24 The site is terraced to provide a maximum of direct views from the individual lots to the ocean and coast line beyond. Rock walls are used in areas to contain the different terraced levels and to provide a maximum of flat lot area at the individual home sites. This use of indigenous building materials will harmoniously blend the development into its natural setting. 5-9 5.12.4 PEDESTRIAN WAY See Figure No. 23, Page 9-25 A landscaped pedestrian way is provided to allow access from one terrace level to another versus having to walk around the entire block. This access will assist pedestrians to and from the common mail pick up area, the club house and neighborly visits. 5.12.5 MAIN STREET CHARACTER See Figure No. 24, Page 9-26 The central theme of the main street design is the provision of landscaping and the use of street trees and rock walls to create a sense of spatial enclosure. The appearance of uninterrupted wide asphalt surfaces found in so many typical subdivisions today, not only breaks down human scale in our communities but also encourages traffic to speed with no respect for pedestrians. The landscaping and rock walls will create an intimate spatial environment at the street that will encourage pedestrian activities and social communication. In a sense, the street will become a social corridor and act as the outdoor public living room for the community. 5.12.6 MAIL KIOSK See Figure No. 25, Page 9-27 Mail pick up and delivery is provided at a central mail kiosk located in one of the six drivecourt areas. On street parking is provided for delivery and pickup services. 5.12.7 RECREATIONAL FACILITIES See Figure No. 26, Page 9-28 See Figure No. 27, Page 9-29 See Figure No. 28, Page 9-30 To increase the marketability of the project and to provide the type of social and recreational amenities that active retirees expect, a substantial club house faality is being provided. The club house is located on the mauka boundary fronting on a circular drivecourt with adjacent parking. This location for the club house is ideal since the site here commands panoramic views of the coast and the impact on the homes from noise and lights of the club house will be at a minimum. The club house facility consist of the following: sao Great Room The great room, centrally located, will act as the gathering place for all community meetings and entertainment. It will also serve as a multi purpose room for exercise and other related activities. Pool/Lounge The pool equipped with an adjacent whirlpool tub, will work in concert with the lounge building and great lanai. Limited kitchen facilities will be available in the lounge building with a BBQ area at the rear and outside. Exercise Facility A fully equipped exercise facility, located contiguous to the tennis court, provides the athletic amenity for the project. The tennis court is directly accessible from -the great lanai. Public Restrooms Public restrooms are provided for both men and women. Storage Storage space is provided for fold up furniture and other items that will be used in the great room. Great Lanai A great lanai with ocean and coastal views will link the various functions and act as an "exterior living room" for the residents to relax and socialize. Exterior Spaces Exterior landscaped spaces will surround the club house and provide cooling shade and outdoor gathering spaces. 5.12.9 HOUSING DESIGN The housing design will be instrumental in adding to the feel of the neighborhood through its use of materials, color, and regional architectural style. Some of homes will have a dominate front lanai that in most cases fronts the main street or drivecourt. This lanai encourages residents to get to know their neighbors and monitor the security of the neighborhood. There is a rear lanai with some of the homes for outdoor dining and social purposes. At the street facade, two car garages will be set back from the front of the lanai where possible, minimizing their impact. 5ai Energy efficient measures are integrated into the design of each home. The house designs take advantage of the local breezes and provide cooling cross ventilation. Insulation is provided in the walls and ceilings. Low profile solar hot water systems will be offered, as an option, and placed on the roof in an unobtrusive fashion away from the street elevation where possible. Natural light into the homes is provided through the use of energy efficient skylights. Air conditioning will be offered, as an option, and the homes are designed to integrate the AC system should it be requested by the home owner. There will be approximately 6 to 10 model homes, both one story and two story, 2 and 3 bedrooms, ranging in size from approximately 2,000 S.F. (includes interior S.F., lanais, and 2 car garage) to 3,200 S.F. 5.13 PROJECTED SALES PRICE OF MODEL HOMES Sales prices for the homes will range from a low of approximately $295,000 (2 bedroom unit in phase one) to a high to be determined by the prevalent market conditions. The sales price of the homes will vary depending on such factors as proximity to neighborhood amenities, location off a private drivecourt, location on the higher site elevations, views, square footage and time of purchase. 5.14 CC&Rs According to the certified residential appraisal firm of Leremy &Leremy, neighborhoods go through a four phase life cycle... "Growth, Stability, Decline and Revitalization". Each of these various phases has an impact on the value and the desire of persons to buy homes and live in a neighborhood. Well enforced Covenants may forestall or completely interrupt the decline phase of the neighborhood life cycle. The projects CC&Rs will be structured to maintain the quality of the original design intent and insure the investment of the homeowners will be protected, while they enjoy appreciation for their investment. The project will integrate the design elements necessary to create the "sense of community" within the neighborhood through the implementation of an innovative street layout and home designs. The applicant views the CC&Rs for the project as a tool to insure maintenance of the common areas and amenities acting as the mechanism through which an equitable contribution to the cost of maintenance and repair of 5-~z the common elements is implemented. The applicant also intends to establish clear and enforceable design criteria for all alterations, repair, and maintenance of the homes in the project, keeping in mind the target market is the "active retiree" purchaser. The use of landscaping at drivecourts, the landscape easement, and the street trees will create a substantial and valuable asset to the community which will require a commitment regarding maintenance of these areas by the homeowner's association. The masterplan concept is developed to mitigate the cost of common area maintenance that is usually associated with planned unit developments. This is accomplished through the use of highly defined and usable open spaces versus residual open spaces. Historically, planned unit developments generated unusable, residual open space that required high maintenance and did not allow for community activities. The applicant anticipates with this efficiency in design, a lower common azea maintenance fee can be expected. The applicant intends to establish a set annual fee which will be committed directly to the maintenance of the projects landscaping based upon a budget to be approved and amended from time to time by the community association. Unlike many standard subdivisions, the majority of the project's landscaping will be located within the expanded common elements and maintained by the community association. The applicant anticipates the streets within the project will remain in private ownership by the community association. Therefore, a separate road maintenance assessment will be applied against each lot owner pursuant to a program established by the Board of Directors of the community association for the project. In order to remain responsive to the wishes of those property owners who remain active in community association affairs, the applicant proposes to lower the minimum number/percentage of homeowners required for the amendment of the project rules relating to the project. Too often, community associations are paralyzed by their inability to obtain the necessary two-thirds or three-quarters of all owners required to make any change in the project rules and by laws. 5.15 RETIREMENT DEMOGRAPHICS American demographics are undergoing a major change today that will have a profound impact on the current retirement industry. Due to the aging of the "Baby Boomer Population", the share of Americans aged 65 5-13 and older will go from one in eight today to one in five in about 30 yeazs. America is quickly becoming a nation of retirees with the retirement age changing. In 1950, approximately 50% of all men in the United States age 65 and older were still working. In the mid 1980s, only 15% of men age 65 still worked. The medium retirement age for men is now 62. With the oldest boomers neazing 50, the American Association of Retired persons will gain a prospective new member every 8 seconds for the next 18 years. The number of adults under age 35 will decline a total of 8.3 million between 1990 and 2000, while the number of adults over 50 will grow by 12.2 million. This growing segment of our population represents increased buying power. The 45 to 54 group buy more books, women's clothing, non business computers, cosmetics, new cars and trucks, entertainment and restaurant meals than any other group. The combined over 50 population in the United States has a combined personal income of over $800 billion and a total net worth of over $7 trillion. The over 50 group own over 77 percent of all the financial assets in the U.S. They spend more money on travel and recreation than any other age group and account for 80 percent of all luxury travel. They eat in restaurants on the average of three times per week and comprise 40 percent of consumer demand. As boomers continue to go through their 50s and 60s, the number of older consumers and their collective purchasing power and clout will grow exponentially. 5.16 NEED FOR THE PROJECT It is important to the long term economic vitality of the Island of Hawaii to explore new avenues to attract business which can carry the county into the next century. We have begun this process by the creation of new aquaculture and diversified agriculture industries. Due to the recent demographic changes occurring in America, there exist the opportunity to capture a share of this growing market of active retirees. Already on the Island of Oahu, major retirement projects are in the works to get an early edge on this clientele and it is expected this trend will continue. The Island of Hawaii is perfectly positioned to participate in this new industry due to its enjoyable climate, clean environment, rural character and the friendly local aloha spirit. 5-14 5.17 BENEFITS TO THE COMMUNITY The benefits to the community are two fold; benefits to the community at large and benefits to the residents who will live in the new development. • Benefits to the Community at Lazge 1. Provides more diversity in the local housing market by providing homes to meet the needs for active retirees. 2. Mitigates the impact of suburban sprawl in our rural azeas and reduces the amount of VMT, vehicle miles travel due to the projects close proximity to the town's amenities and services. 3. Provides employment opportunities and business for the construction and real estate industry. 4. Will attract retirees who are more likely to become permanent residents which provides for a more stable economic base. 5. Brings active retirees who have more leisure time, some of which will offer their time and experience to variety of community service programs. 6. Provides additional tax revenues for the County of Hawaii. 7. Provides a portion of the proposed Mid Level Arterial roadway at no cost to the local community. • Benefits to the Immediate Residents of the Development 1. Provides for a safe, socially conducive, and pedestrian oriented community for our active retirees. 5.18 SUSTAINED DESIRABILITY AND STABILITY ISSUES Today, home buyers in Hawaii are becoming more selective in the quality of homes they buy and the neighborhoods they live in. This is partly the result of the amount of new housing inventory on the market and the sluggish local economy. In short its a buyer's mazket. Real estate agents on the Island of Oahu have commented that the quality of the neighborhood is the deciding factor in the sale of a home now. With the housing market over built there, the buyer is now looking for more amenities and higher quality design in the community environment. This shift in buyer s-is awareness to the quality of the neighborhood versus the individual home will make the proposed project more marketable long-term due to the benefits of living in a pedestrian oriented neighborhood environment. A number of factors contribute to the sustained desirability of a community. The quality of design for both the masterplan and homes, the types of amenities, landscaping and open spaces, safety and security, and design controls all work to sustain the desirability of community. Through the use of a planned unit development, the project is able to offer more quality and amenities along with the necessary design controls to sustain both desirability and stability in the years to come. 5.19 RELATIONSHIP TO SURROUNDING DEVELOPMENT There are a number of developments in neazby proximity to the Petition Area, most notably the Villages of La'i'opua, which will have the largest visual impact on the area due to its size and proposed housing densities. Existing residential densities in the area range from RS 7.5, 7,500 S.F. lots to lots one acre in size located in the more mauka areas. With the Villages of La'i'opua setting a precedent for intensity of land utilization in the area, the proposed project with RS 7.5 zoning will not appeaz too dense and should work well with this contiguous development. 5.20 INTENSITY OF LAND UTILIZATION Using the Villages of La'i'opua as a reference, the proposed project has a lower intensity of land utilization and should not conflict with the development to occur in the immediate area. Comparison of the intensity of land utilization of the proposed project to the Village of La'i'opua is as detailed below: Villages of La'i'opua: • Gross acres 990 acres • Gross acres allocated for residential development 618 acres • Proposed number of residential units 4,261 units Average gross density 4,261 units ~ 618 acres 6.9 units per acre 5-16 Proposed Project: • Gross acres 12.294 acres • Gross acres allocated for residential development 10.856 acres • Proposed number of residential units 70 units Average gross density 70 units + 10.856 acres 6.5 units per acre 5.21 TRAFFIC IMPACT As mentioned in the Environmental Impact Statement for the Kealakehe Parkway, this roadway system, of which the first segment is presently in place, is being developed to service a number of traffic needs in this area. As stated in the EIS report, "Kealakehe Parkway would help provide new capacity to convey traffic associated with future growth in the Kailua- Kona area." The Petition Area will be serviced directly from the Mid Level Arterial which will be connected to the Kealakehe Parkway. The proposed development will have an impact on the level of service on these contiguous roadways but it is anticipated it would be minor due to the relatively small size of the project and both the Kealakehe Parkway and Mid Level Arterial being major roadways. The Petitioner will be providing the Mid Level Arterial segment at the makai side of the Petition Area as part of his off site entitlements, providing access to the Petition Area. As a part of this process, the Petitioner will provide a Traffic Report and Access Plan to Kealakehe Parkway with an assessment of the anticipated traffic impacts and required mitigation measures. This work will be coordinated with the County, Department of Transportation, Highways Division, and the Housing Finance and Development Corporation. s-i~ CHAPTER SIX Project Time Schedule 6-1 6.1 PROJECT TIME SCHEDULE The Owner proposes to develop the 70 single family residential units and club house facility in a total of nine phases, anticipating starting construction on January 1, 1998 and ending final build out on January 1, 2005. The development time schedule is base on a conservative absorption rate, and should the sales market become more aggressive, the time schedules and phases would be reduced. Below is the description of each phase of construction and anticipated time periods: PHASE ONE 6 Months January 1998 to July 1998: Complete the rough grading for the mid level arterial roadway, located off site at the makai boundary, providing access to the site. PHASE TWO 6 Months July 1998 to January 1999: Complete the rough grading for the entire 12.294 acre project area. PHASE THREE 11 Lots, 12 Months January 1999 to January 2000: Complete the paving, curbing, and utility placement for the mid level azterial roadway. Complete the roadway infrastructure, lot grading, utility connections, landscaping, and main entry for the initial 11 lots. Complete the construction of approximately 3 model homes with sales office facilities. PHASE FOUR 12 Lots, Club House, l8 Months January 2000 to June 2001: Complete -the roadway infrastructure, lot grading, utility connections, and landscaping for the next 12 lots and club house facility. Complete the construction of the entire club house facility. PHASE FIVE 8 Lots, 6 Months June 2001 to January 2002: Complete the roadway infrastructure, lot grading, utility connections, and landscaping for the next 8 lots. 6-2 PHASE SIX 14 Lots, 9 Months January 2002 to October 2002: Complete the roadway infrastructure, lot grading, utility connections, and landscaping for the next 141ots. PHASE SEVEN 10 Lots, 9 Months October 2002 to June 2003: Complete the roadway infrastructure, lot grading, utility connections, and landscaping for the next 10 lots. PHASE EIGHT 8 Lots, 9 Months June 2003 to Apri12004: Complete the roadway infrastructure, lot grading, utility connections, and landscaping for the next 8 lots. PHASE NINE 7 Lots, 9 Months Apri12004 to January 2005: Complete the roadway infrastructure, lot grading, .utility connections, and landscaping for the final 7 lots. 6-3 CHAPTER SEVEN Project Statistics 7.1 PROJECT STATISTICAL INFORMATION Area of Site ............................................................................................12.294 Acres Area of Mid Level Arterial ROW ......................................................2.669 Acres Existing Zoning .....................................................................................Unplanned Type of Application......Change of Zoning to RS 7.5/Application for P.U.D. Existing Slopes (average) .....................................................................................7% Range of Slopes ........................................................................................Q% to 25% Number of Lots ..............................................................................................70 Lots Type of Housing Single Family Residence Maximum Permitted Density .....................................................................71 Lots Average Lot Size (approximate) ...............................................................5,166 SF Range pf Lot Sizes (approximate) .......................................4,000 SF to 10,500 SF Number of Lots/Percent Fronting Main Streets ...........................52 Lots/74% Number of Lots/Percent Fronting Drivecourts ............................18 Lots/26% Number of On Street Parking Spaces ....................................................37 Spaces Number of Parking Spaces Per Lot ..........................................................4 Spaces Total On Site Parking ..............................................................................317 Spaces Number of Drivecourts ....................................................................6 Drivecourts Site Area of Open Space Excluding Road ROW (approximate)...0.275 Acres • Percent of Total Site Area ..........................................................................2.2% Site Area of Club House Facility (approximate) ..............................1.162 Acres • Percent of Total Site Area ..........................................................................9.4% Total Open Space Area (approximate) ..............................................1.437 Acres • Percent of Total Site Area ........................................................................11.6% Site Area of Road ROW (approximate) ............................................2.563 Acres Percent of Total Site Area ........................................................................20.8% 7-2 CHAPTER EIGHT References 8-1 8.1 LIST OF REFERENCES American Demographics, The Baby Boom at Mid-Decade, April 1995. Belt Collins & Associates, Environmental Impact Statement for Keahuolu Lands of Kailua-Kona, Prepared for Liliuokalani Trust, October 1990. Hawaii, County of, The General Plan Hawaii County, November 1989. Hawaii, State of, Office of State Planning, West Hawaii Regional Plan, November 1989. Hawaii, County of, Department of Planning and R.M. Towill Corporation, Keahole to Kailua Development Plan, Prepared for County of Hawaii Planning Department, April 1991. Helber Raster & Kimura, Planners, Environmental Impact Statement for Honokohau Industrial Park, Prepazed for Robert S. McClean, Trustee of the Robert S. McClean Trust, April 1990. International Conference of Building Officials, The Uniform Building Code, 1991 Edition, May 1991. Maryland, State of, Office of Planning, Modeling Future Development o n the Design Characteristics of Maryland's Traditional Settlements, Prepared for Office of Planning, August 1994. Parsons Birnckerhoff Quade & Douglas, Inc., Draft Island of Hawaii Long Range Highway Plan Executive Summary, Prepared for State Department of Transportation and County of Hawaii Departments of Planning and Public Works, September 1990. Department of the Interior/Geological Survey, Volcanic and Seismic Hazards on the Island of Hawaii, 1990. Department of Transportation, Federal Highway Administration, and State of Hawaii Department of Transportation, Highways Division, Draft Environmental Impact Statement for Kealakehe Parkway, July 1995. s-2 CHAPTER NINE Figures 9-1 9.1 LIST OF FIGURES No. 1 Amendment to the State Land Use Boundaries Map ...............................9-3 No. 2 Petition Area/Mid Level Arterial Right of Way .......................................9-4 No. 3 Legal Description of Petition Area Map 9-5 No. 4 Legal Description of Petition Area, Parcel 1 9-6 No. 5 Legal Description of Mid Level Arterial, Parcel 2 9-7 No. 6 State Land Use District Map ....................................................................9-8 No. 7 West Hawaii Regional Plan .......................................................................9-9 No. 8 Villages of La'i'opua Map 9-10 No. 9 County General Plan 9-11 No. 10 Keahole to Kailua Land Use Plan ...........................................................9-12 No. 11 .County Zoning 9-13 No. 12 Location Map ..........................................................................................9-14 No. 13 Property Owners Within 300 Feet ...........................................................9-IS No. 14 Existing and Proposed Land Uses 9-16 No. 15 Existing Roadway System Map 9-17 No. 16 Water Supply Plan 9-18 No. 17 Sewerage Plan 9-19 No. IS Masterplan Concept ................................................................................9-20 No. 19 Vehicular Circulation 9-21 No. 20 Project Entrance .......................................................................................9-22 No. 21 Drivecourt ................................................................................................9-23 No. 22 Terraced Rock Walls 9-24 No. 23 Pedestrian Way ........................:..............................................................9-25 No. 24 Main Street Character 9-26 No. 25 Mail Kiosk 9-27 No. 26 Club House Site Plan 9-28 No. 27 Club House Floor Plan 9-29 No. 29 Club House Elevation/Section ................................................................9-30 9-2 Figure No. 1: Amendment to the State Land Use Boundaries Map Pau Hana Village, North Kona, Hawaii u[e AN Acncu ruin 90fi8.28 N 7803.02 E XEr.NUOIU" Petition Area y ° ° u[[AN ° U[OAN Z G~Nt~FrOP ' L~ 'N N~ ° n~-Yye~ z -~o AfION w NSt~~_ -'~AGRICU LTU RAL ~ "ue° N > TO URBAN ° z AREA: 12.294 ACRES ' I U[OAN ,e V~~•~ n11 1 ill I PJ 1 CONSG[VA11CN II \G U[OAN ~'l a J I e y P~ ill > I~ ~J' P / CON S[[VA IOM it hP C II _ ° E \ ULCAN \ AMENDMENT TO THE STATE LAND USE BOUNDARIES MAP AMENDING THE STATE LAND USE BOUNDARIES MAP, H-2, FOR THE COUNTY OF HAWAII, BY CHANGING THE DISTRICT CLASSIFICATION FROM THE AGRICULTURAL TO THE URBAN DISTRICT AT HONOKOHAU 2nd, NORTH KDNA, HAWAII. PREPARED RY :PLANNING DEPARTMENT - COUNTY OF HAWAII ' iA1K: >-a-3:PORTION O~ 28 - as Rll '.].1996 ~ m 0' 600' 1200' 9-3 Figure No. 2: Petition Area/Mid Level Arterial R.O.W. Pau Hana Village, North Kona, Hawaii Comment: The Mid Level Arterial Right of Way is to be developed by the Petitioner at his cost and to County standards. This segment of the proposed Mid Level Arterial which will service the project and also the community at large in the years to come, is to be dedicated to the County. / / _..J l_ Petition Area 12.294 Acres Mid Level Arterial R.O.W. 2.669 Acres ® I I I o• ~s ~scr 9-0 Figui ~Vo. 3: Legal Descrip ~n Map Pau Hana Village, North Kona, Hawaii 1st _ U Kekauanahl ii`~-- oNaKOH 6 ~a f ana _ ~ A4. 11216. e~ ud~ t6A Ox• I ~L C. _ _ .~s~ J \ b.w~w ~ \ao ~4 ~ ~ Parcell _ g Petition Area y ~.s ~ aa. $ -Q P>>ril.C2 L ~ ~ - 8 iz.a Ica. 1 1 \c' N v ~ d,~~ ~ A /I P I O.'~ ,C _ O ~ yl . - ~ ~ ~ \ ~ i ~ ~ _ y\ $ \ _ 'i 610.18 a ~ ~ ~ a~~~ - g zz 2"2° T+a•^,aa-~.1-_-. za:V I 9ar8.3 xl:.w.+a ca I -'~-B I ~gIIA' ~ %80].02 E.1 L'-.WBL ~ ~i _ ~ _ ~ ~Tt 1 ~ . - ' ~ - ® 1 9-5 Figure No. 4: Legal Description of Petition Area, Parcel 1 Pau Hana Village, North Kona, Hawaii DESCRIPTION Parcel 7 Agriculture to Urban Being a portion of R.P. fi855, L. C. Aw. 9971, Apana 9 to W.P. Leleiohoku Being, also, a portion of Lot 7-8 Situated at Hbnokohau 2nd, North Kona, Island of Hawaii, Hawaii Beginning at the southwest corner of this parcel of land, being, also, the northwest coiner of Lot 15 of the Villages of La'i'opua, Phase 1 (File Plan 21281, the coordinates of said point of beginning referred to Government Survey Triangulation Station 'KEAHUOLU' being 9,068.28 feet north and 7,803.02 feet east, thence running by azimuths measured clockwise from true south: 1. 172° 08' ~ 4.87 feet along the remainder of R.P. 6855, L.C. Aw. 9971, Apana 9 to W.P. Leleiohoku; 2. ~ Thence along same, on a curve to the left with a radius of 7,060.00 feet, the chard azimuth and distance being: 170° 33' 30' 388.09 feet; 3. 168° .9' 208.42 feet along same; 4. Thence along same, on a curve to the leh with a-radius of 20,060.00 feet, the chord azimuth and distance being: 168° 31' 30' 320.93 feet: 5. 168° 04' 47.93 feet along same: 6. 258° OS' 40' 450.44 feet along L. C. Aw. 11,216, Apana 36 to M. Kekauonahi; 7. 337° 47' 30' 712.00 feet along the remainder of R.P. 6855, L. C. Aw. 9971, Apana 9 to W.P. Leleiohoku: _ 8. 334° 24' 30' ~ 772.00 feet along same; 9. 334° 16' 15' 120.78 feet along same; 10. 79° 22' 20' 670.15 feet along Loss l fi and 15 of the Villages of La'i'opua, Phase I IFIe Plan 21281 to the paint of beginning and containing an area of 12.294 acres, more or less. P~ V~ CUN'1'i 680 AIa Moana Boulevard ~G~ BELT COLLINS HAWAII First Floor p LICENSED Honolulu. Hawaii 9fi813 PROFESSIQYAL y / I ANO ~y~cc~. / SURVEYOa Registered Professional Surveyor, " 'lay 13, 1997 Mo 41 C3 Certificate Number 4188 P ~~~'All U~ 9L Figure No. 5: Legal Description of Mid Level Arterial, Parcel 2 Pau Hana Village, North Kona, Hawaii DESCRIPTION Parcel 2 Being a portion of R.P. 6855, L.C. Aw. 9971, ' Apana 9 [o W.P. Leleiohoku Being, also, a portion of Lot 7-B Situated at Honakohau 2nd, North Kona, Island of Hawaii, Hawaii Beginning at the southeast corner of this parcel of land, being, also, the northwest comer of Lot 15 of the Villages of La'i'apua, Phase I IFIe Plan 2128), the coordinates of said point of beginning referred to Government Survey Triangulation Station "KEAHUOLU° heing 9,068.28 feet north and 7,803.02 feet east, thence running by azimuths measured clockwise from true south: 1. 79° 22' 20° - 120.14 feet along Lot 26 of The Villages of La'i'opua, Phase I (File Plan 21281; 2. 172' OB' 10.66 feet along the remainder of R.P. fi855, L.C. Aw. 9971, Apana 9 to W.P. Leleiohoku; 3. Thence along same, an a curve to the Jett with a radius of 8,940.00 feet, the chard azimuth and distance being: ' 170° 33' 30' 381.50 feat; 4. 168' S9' 208.42 feet along same; 5. Thence along same, on a curve to the left with a radius of 19,940.00 feet, the chord azimuth ' and distance being: 168° 31' 30- 319.01 feet; fi. 1fi8' 04' 47.96 feet along same; 7. 258' 04' 40' ~ 120.00 feet along L. C. Aw. 11,216, Apana 36 to M. Kekaucnohi; 8. 348'04' 47.93 feet along the remainder of R.P. 6855, L.C. Aw. 9971, Apana 9 to W.P. Leleiohoku: 9, Thence along same, on a curve to the right with a radius of 20,060.00 feet, the chord azimuth - and distance being: 348° 31' 30' 320.93 feet; 10. 348° 59' 208.42 feet along same; 11. Thence along same. on a curve to the. right with a radius of 7,060.00 feet, the chord azimuth and distance being: 350° 33' 30" 388.09 feet; 12. 352° OB' ~ 4.87 feet along same to the paint of heginning and containing an area of 2.669 acres, more or less. `t't CUNNi,~ ~P ~ ~ 680 Ala Mcana Boulevard p LICENSED y BELT COLLINS HAWAII First floor tt PROFESSIONAL ~ Honolulu, Hawaii 96813 LAND ~ j ~ * SURVE`!OR * b Flay 13, 1997 No. 6188 egistered Professional Surv or Certificate Number 4188 y'9WAll, USP 9-7 ~~bure No. 6: State Lance iJse Pau Hana Village, North Kona, Hawaii Jv~/ • r? / r / / •r ~ f _ ~ l / ,.r / ? U ~ / ~ it i y~ f ~r I I _ l~ etition ray JJ~ ' ~ - - - r f -r"f s ~ Itil ~ A 1 1 / i 1 _ i U C \ I ~ _ LEGEND: A Agriculture C Coneervetlon U Urben R Rurel Sour<e: Keahole to Kailua Development Plan, 1991 ~ m 2000' 4000' 9-S Figure T.I 7: West Hawaii Re~lonal Plan Pau Hana Village, North Kona, Hawaii x ~ <yy Y ~ 7 y~'. .m -k tat S } N'Z '3 J`^~^ ~ Y 9x~°~~$~ ,~~r-`µK cif l~ r 'y ~ ~ ~ dfa ~/OINT'°~"` may? ~.T p HAWI »i'~,: w.. ~x - +~1'4 ~a ti ~y T Y } b .Y y~`Y tex' ~ ~ ~ x _~a bey ~K.- e> Ja g --~.KAWA/HAE. RIME' r' s ~ ,y ~ 3 ai: b ' rc^ y .~~yara 3 ..a.. ~Y+« ~~~(w ~ Ik1 M: ~ ~ < "Y r Y.C _ k~ a _ y~ Ala ~ .RlANOL ~ . aiPOtlti TP,,: . 'Petition Area 5 ~ ANM' KA LUA-KONA LEGEND 8ubnglonal ,r~ Plannl n0 An• Y P~ Public Landa Hwallan Nam• Land• ~ Source: Keahole W Kailua Development flan, 7997 ~ m Omi 4mi Smi 9-9 Fig._ ~ No. 8: Villages of Lu i'opua Pau Hana Village, North Kona, Hawaii ~ _ __7iU( • !r 'ICEAlA7(CNl~ -J .a d' OI,1Q1 ` ' f6urw- ~J RFAIf~ E. " n ~ ~ _ _ » ` t ~.r'- SF fj _.-T _ _ MFR ~ ~ .~"3 ~ ~~~~~ES_=~ r I~FL- _Mi O~ _ _ ~J. =SF S _ M.FcR _ _ ~ _ of-F ~NtF A - • _ s,t - ~ MF.M t•. . nc.xaru ~9_ Clatl . h .-j' oAm+GVUrwE_ i F t. s~ - _ - _ - Golf ~EOUFse l,Clavc. Center ~s ~ ~ r d u e_e n K a z h - , ' Scum: Housing Mance and Development Corporarian ® I I 1 1 0' SW' 7000' 1500' 9-1D Fig~.~~ z No. 9: County Gent al Plan Pau Hana Village, North Kona, Hawaii C ~ 7~ IJi ~ ~ ~ I ~lf~ - r ~ 1 r ..ii EA ~ LD ~J ~Aq i \ ~ \ nJ / ~ yer~ i ~ R 1, pp - I I ,~fN p ,r I ~ IN I I pP I I i I /~'r I i ~ ~ III ILA-1 ~ pP ~ I - I R R I I I pp ~ I I S \ ~ _ LEGEND: ~ Ofl Orchards LD _ = EA Extenelve Aarlculture \ C CaneerveNOn MD or Opan MD a Resort LD Low Denelty R MD McAlum Denelty R HD Hlph Denelty IN Inoustdd MD ~ Urhen Ezpenelon ® Flooopl eln Swr<e: Keahde to Kailua Development flan, 1991 ~ m o~ z~o~ ~oo~ 9-] 1 Figure No. Keahole to Kailua Land Use Plan Pau Hana Village, North Kona, Hawaii f q q~. i _ ' 7a.... s ~ Ep -.p. w~ i 7~ tr 1: ~ ~ KfMUKQ1E PLANN i _ a•F'r;~ ~ RES - user / COMW''~M~Tr~' \ !w '~~Petition Area y" ~ ~ ~ ~ ~ ` t . ~ ~~i~~epr~. + ~ m., ~ ow.wpo ` , •t~ COURSE - .yA'~ GOtF ~ r~ ~\~aT ' `4m.. ~„1 w... u... 3 COURSE ~A~'~~ ~ t 1 •~e~~~~ "Queen Lllluokdenl f? ~ ~ " ~ v~ ocewaec. ~ Chll dren's Centsr Il p~~~ 1 n 1 _ ~ 1 uer ever y.X~~ t l CJG'. ~ F ~ CNIC 8 9115l1f'SS ~ NATONAI t ~ CENTER . 1,.~ CULNiI~IPMK .157 1 J/' R~,1 •.o ' I _ ~ ~ATEAFNOHT PARK ~ - ~ NaPf15CA COMPIE\ y pE50Rf/REC . a Source: Keahole to Kailua Development flan, 7991 ~ m o~ z~a~ ~ao~ 9-7 2 F~bure No. 11: County ~~ning Pau Hana Village, North Kona, Hawaii - 'RS 48~~~ ~ -S I _ ~ • _3a ~ ~ A~taf rUn 'ned~~-~J NA-4 ~ 8-7.5 CN-2 ~ o-3.7 X38 ~ - 5 ~ ) i ~ A_ a V-i23 i 8 -73 • 'x`11$-1 ; j ' -~J _ P -3.75 i 4 ,R6=15 g-1 ~ i cv- .3, ~ RS ~ l~~ RM-t i gam? • _ get 'G- cv-t ~ v-t2s 2 (.IQ=20~ ~ RM`55~~1 open ~ Oven Ra-7a L"D~an Unplanned ~r~ 1, i - Y-.76 RM-12 1 RM-3.0 ~ RM-t r, HS-7.5' / Vii.. i` y--~ RM-2 1 ML-18 RM-ts ~ ~s_sr~ Petition Area _i 1 Open ~ 1 ~ L-~ 1 LEGEND: 1 I OpeO RS Slnple Femiy ~1 Rssidsrttlel II ~ ~ ~ _ RD DouDN Fsmly _ Rseldsntiel ~ RM MuslpN Famiy RM-3 L_._~_vl _ ReeWSnt41 _ t - V Resort Hotel VH Reeort O VS Reeart CV-t0 CY Vlllape Commerc4l CN Neiphnarhood ' - Gommerelel CG Oenerel CammercLl ~ ML LMded Industr4l MG Gsnerel IndueMel V-1.25 A Aprbulture Opan (O) Open Unplanned (U) Unplanned Source: Keahole to Kailua Development flan, 1991 ~ m 0' 2000' 4000' 9-I l ~~~ure No. 12: Location Map Pau Hana Village, North Kona, Hawaii 1 u .i1 I ~ 1 ry ham, ; - - i ri • ~ HOSE"~ I `'iv 1 ~ h - ~~'~}a~.e-C.:_ ° r.Pafk .I ! ~~"~'\ri--I - c tT„ay ! r=T.y a .~-T,~ Ooma _ ~Kohanaiki a ° A N ~ A / K. ~ / , i ~ 4y2 f64 e ' 1 a~ t.~. _y Kaloko, L, - i tlndustrial ~ c - PR~FY t1CP.kYh~ - _ Honokohau_ Su~divislon ~ 111 , - + National , I ' ' +.w.;; ~,,.rias ~=3»„ Historical,. d`-. ° •'-N ~ 'Park ° _ Lanl lieu R >A~~~~ C°rP. Petition Area ° w ~S'~Small Boat Harbor :~r' _ _ ~ N ~ I ~ s. Kealakehe Planned -i - „r .~....uh? ~ '~c I -"Isamoto Community ~ ~ - ! i aea r~a'f" rt s ty t Pollee ~S I y - ~^c. I w u. ~ a ~ ~ 1 Lana IIII ~+,~."ate, 't~~ ~ Oueen Uliuokalani Trust ~ } ~ - ` SuGElvfalon" ib<~• t y ' EzPanalon ; ' N ~ ~ , ~ r OKma 1 SuoolNalo - r + - - ~ - Y . Kallua-Kona Island of Hawaaii ~ Source: Keahole to Kallua 0.welopment flan, 1991 ~ m o~ z~o~ 4000. 9-14 Fib are No. 13: Ownership, Map Pau Hana Village, North Kona, Hawaii ~UWOKALANI~ ~J M1r • ~ TRUST ESTATE ~ ~ PRI ATE ~~-"l ~ J"~ .rte i~ I ~ / ~ . ~ rj Ir / ~ SIMIVATE ~ I~ ~ lJ^•.• i 1 i~ + j r~ / ~ _7 ~ ~ ~I / `~P LANI RANCH ~l ROBERLF _ C . INC. fJ~ U~OKALANI rl IGREENAVELL `yl-~ S TRUST E4T6iE Y i 1 J \ ~ ; ~ ~ Pe ' ~ ~ Are - INTEANATIONAL.LUT: rr• STATE OF NAW II 3i !1 / LANIMAU PARTNERS LP.~- f 1 y I i el ..Ifti~ ' I ~ P I U.S. OF AMERICA 1 I~ NANSAY INC. Y 111 Source: Keahde to Kailua 0.welopmenl flan, 1991 ~ m 0' 2000' 4000' 9-IS Figure No. Existing and Prop~~ed Land Uses Pau Hana Village, North Kona, Hawaii PLANNED SUBDIVISION COMMERGAL ~y1Pd PROPOSED ROPOSED INTERSECTION P INTERSECTION IMPROVEMENTS ~ IMPROVEMENTS RESIDENTIAL RESIDENTIAL PALgN/ PROPOSED ~ Po DETOUR R 90 PROPOSED KEALAKEHE ~ VILLAGES OF ~ ~ ~ ~ ~ LA'hOPUA HIGH SCHOOL PARKWAY PLETION EALAKEHE y; . ' ' ~ ~ LANDFlLL KONA Petition Area ~ INDUSTRIAL - RETAIL ~ PARK .GOLF Sf ~ ENTER) COURSE OUARR WDUSTRIAL • ~ - \GNY1 P~ PARK EXPANSION AGRICULTURE KONA AREA ~OLICE KALOKO STATION STATE PARK INDUSTRIAL U-:, EWAGE PARK ~uMPN TREATMENT ILANT OUEEN L1lJU0KALANI M?. GOLF COURSE > CHILDREN'S CENTER CIVIC & /5 QJEF.~ BUS1NE55 CENTER K eahuolu Pt. PROPOSED RESORT/REC. INTERSECTION IMPROVEMENTS KALOKO-HONOKOHAU NATIONAL HISTORIC PARK " - Kaloko Pt. G ND Wawahiwaa Pt. Existing Land Use PACIFIC OCEAN Proposed Land Use Scarce: Draft ELS. Kealakehe Parkway, 1995 ~ m 0' 2000' 4000 9-16 Figure 1 ~ o. 15: Existing Roadway System Pau Hana Village, North Kona, Hawaii NORTH KONA DISTRICT ~ 0 x c~ pG ~ D -y (a -G L~ Hikimoe St. Q C 1........~ . . O ~ t /i \ 1. yy QQi f.... z G 2 ~ ~ Hao Kuni G PY °'y St. N°~o'o°` P°y K~P~ P~CONS R~ Thou ~ ~cP Kiwi St. Na IUNOE VU1a9e5 °t t_a t ~OP S P° P a\a~~ Sourm: Draft ELS. Kealakehe Pukway,1995 ~ oma. y_,~ Fig1,L~ e No. 16: Water Sup~,~y Plan Pau Hana Village, North Kona, Hawaii MG °OF ISO ~ / ~ MIO'LEVEL WATEN S- _ ~ / "MAllh 701f.IPOR7 ~ ~ 1 ~ '.WAIF!- - - ~ ~~OF•1200 Ex 0.05 MG ' ' _ _ - ~ I:0 MG -•+OF 935 B ~ ~ ~ ~ ~ ' I6" ~Oamla~ 1.0 MG" OE S90 MB ~ ~ ,;r I\ I N ~'~~noa ~ _ OF'935.8 { i~ 1.~ v'o : ~I I 12101 Iii T ~ IB". ~ =F 390 ~ . ' 1 O ' . Cwr 1 ~ R + - _Yr s ~+"1 031E PLANNED/ ~v'~`. E" f" ~ _ ~I .PES____. ` ~J.O MG amr. ' s4 i COMMMMfY LO• MG 1 : .I ~OF i I2 5 \6' OF 323 . _ + ¢ . ~DF 590 ~{h - I~ OF 325 OF325 ~ ` tl Petition Area ? I p~ ~ i _ ~ ALP . _ ~ \6. t~COURSE L0 MG ~ GOLP ~ 1'~~ Q,fiu~° F~. mCOUR9E 6 .oi i ~ ~ ~ - t m. r/ ~9./or[M ~ o~vai'.' ~ l d~w~c %i r .J ? '9 il5 .f . m vl L0 MG ~ 1 1It `-CN10EB0S~5 'f 4 •.~`'NAiIONAI 1 GIIITER '1 . 1 . CULMUL PaIX ~ Rio t2" .T + _ 1 ey- 4•~~' .cs. L\ ~J"-/ ruaaTF3EA0t/T PANT( = - ~oR caMPLEx LEGEND RESORT/PEG •f' O EXISTING RESERVOIR !t ~ ~ PROPOSED RESERVOIR L0 MG RESERVOIR CAPACITY _ MIWON GALLONS OF OVERFLOW ELEVATION . ? E%I STNC BOOSfEA STATION PROPOSED BOOSTER STATION WATER RESOURCE _...,.a- DEVELOPMENT ZONE PROPOSED WATER MAIN - EXISTING WATER MAIN Sauce: Kcahole to Kailua Development Ilan, 1991 ~ m o~ Z~o~ ~oo~ 9_I8 Fi~,are No. 17: Sewerage. flan Pau Hana Village, North Kona, Hawaii - - I ° 'jam-,~ -i{GaLA QIE PIANNEO ~ a ~h r / ~ ~ Mfr ~ } N RE6__ _ j(. ~ - 0O 2 . CEO .1 _ ~ ~ iwu[ ~ ~ i l~ Petition ,Area ~ N~~ ~ f y 1,ii EFFLl1ENT - DISP09A4• ~ ~ 1 _ .r ~ ~ M ~No i • Gt7LF ~ . r. ~ .t LINE ~2 ' ~7n ~ .7423 MGD ~ pDDR9E E , L.F i) ! @ ~ ~S • 6 1 e e.> j ti I Na I PS Np. T 1= _ ~O` 1 ~i ~Da 492 MG0 ~'OD 0.35 MGD }y ~....m~• I- m i~r4p 162 MGO _ 3o v ~ awc s euSrBS ~ j.: Y I .ry rutaNU .l! I > cENreR ~ Y' I ~ ~ C1LTidtAL PARK ~PS Np.6 FM - ~ Op 0.36 MGO Op 1212 MGD U' . wArvtFROrrr PARK PRIVATE STP 1'.~ ,.~_v - - =s. ~m.aaa Oa O.%MGD ~ ~V~- - ~,~1. RAR.QdYCOMPLEX LEGEND •HSiRi/REG ' 111111.....JJJJJJ ~ 6Tp gWAGE TREATMENT PLANT :i PRIVATE SiP- i y Oa AVERAGE FLDW Op 4273 ~ Op PEAK FLOW G-'"-- ~ MGO MILLION GALLONS 1--.~ PER DAY GRAVITY SEWERS FORCE MAIN PUMP STATION Scarce: Keahole to Kailua Development Plan,1991 ~ m 0' 2000' X00' 9-19 Fi~are 18: Masterplan C.,ncept Pau Hana Village, North Kona, Hawaii Comment: The masterplan is organized azound both a lineaz street layout and a series of six drivecourts. The site is arranged into three terraces with each of the terraces over- looking each other, providing unobstructed views from the houses to the ocean beyond. The landscaped open space provided within each drivecourt creates an intimate streetscape and should act to mitigate traffic speed, enhancing the safety for pedestrians. main street drivecourt club house M U V N ~ Y T T T I 1 r view of the ocean 1 ~ m 0' 75' 150' 9-20 Fig e 19: Vehicular Circ k~ation Pau Hana Village, North Kona, Hawaii Comment: The internal roadway layout is designed as a loop system, providing direct, conven- ient, and efficient access to the individual lots upon entering the project. Connected to the loop system aze a series of drivemurts which provide access to the lots cluster- ed off the drivecourts. The width of the roadway along with the landscaping at the drivecourts will act to mitigate traffic speed through the neighborhood and to pro- - vide for a safe pedestrian environment. ~ roadway loop system Q drivecourt 1 drivecourt i drivecourt i i i i drivecourt ~ drivecourt i drivecourt i i i i main entry ~ m 75' ]50' 9-21 1 _aure 20: Project Entru_~ce Pau Hana Village, North Kona, Hawaii Comment: The main entry for the project is located on the mauka side of the Mid Level Arterial and establishes the first impression of the development. Landscaping, street pavers, rock terraced walls, and signage are used to create the sense of arrival to the neigh- borhood. Amechanically operated gate is provided to control access to the project. landscaping street pavers gate rock walls o ~ m o~ ~o~ 9-22 Figure 21: Drivecotr;_ . Pau Hana Village, North Kona, Hawaii Comment: The masterplan layout is organized azound six drivecourts which act as clustering devices for the residential lots. The drivecourts aze intended to provide a sense of privacy within the overall community, mitigate vehicular speed through the use of landscaping and street pavers, and provide variety in the spatial form of the neigh- borhood. (note: location of street pavers may vary from what is indicated below.) drivecourt I ~ landscaping I street pavers I ~ street A`" ~ ~ ~ a' ll~ - F - - I ~ ~ ~ : 0• J i i i i i i i i i ~ i i i i i i i i i i i i i i i i i i i i i i i i i i i ~ m o~ so. 9-23 Fib ~ e 22: Terraced Rock Jalls Pau Hana Village, North Kona, Hawaii Comment: The site is terraced to provide a maximum of direct views from the individual lots to the ocean and coastline beyond. Rock walls aze used in azeas to contain the diff- erent terraced levels and to provide a maximum of flat lot azea at the individual home sites. The use of indigenous building materials will harmoniously blend the development into its natural setting. housing rock walls view j____ view . - ....:.L:a::¢~:¢ p~. o o ~ A'Spk. ~Na~~; a 4 L m ~5~~.. .:N < OyiL w y~ ~ WG o n k .S"T23.f ~ ¢YS.t;' T h ~ ~ ^`.oL~ ~~`:r, ,"~aw e0:~i.vA:>oy~,.w ~ C%f.§::SZ:S` w: L o 4~~~~. 5 n£c^~~ ¢ a ,o Si SECTION AT SITE m o~ 40. 9-24 i pure 23: Pedestrian y Pau Hana Village, North Kona, Hawaii Comment: A landscaped pedestrian way is provided to allow access from one terraced level to another versus having to walk azound the entire block. This access will assist pedestrians to and from the common mail pick up azea, the club house and neighborly visits. club house n k 6 5 Q`~ t~N Q e. 3~~. o.:2.Z.:p:.~ s ,pedestrian way mail kiosk I ~ m 75' 150' 9-25 Figul' _ loo. 24: Main Street ~ R.aracter Pau Hana Village, North Kona, Hawaii Comment: The central theme of the main street design is the provision of landscaping and the use of street trees and rock walls to create a sense of spatial enclosure. The land- scaping and rock walls will create an intimate spatial environment at the street that will encourage pedestrian activities and social communication. I I ::>~G'~< :Srq 'rmic' I :1:5.: [J... ~1~ I ;">~a' ~ ~A 3,:' , ~K.~ '>.A~~'.>'m z>>. spatial enclosure ~~~"~~a-: front lanai r' ~~s< fron I nai -,;~yc.~~~..:~..~M. r~s~°' street tree y"' rock terraced wall SECTION pavement setback ~ right of way setback ~ 1y~y ss,P 8 . ~ ~ ~ GUYE! Itt lSi~ ~ ~ i ,C T i street ire , . _ street. r • ~f>i i I Y A cy landscaAi ,s.. 6 , i i i ~ , a...: i • rock terraced wall PLAN ~ _ m 5' 10' 9-26 Figure 25: Mail Kioslr. Pau Hana Village, North Kona, Hawau Comment Mail pick up and delivery is provided at a central mail kiosk located in one of the six drivecourt areas. On street parking is provided for deliver and pickup service. (note: location of street pavers may vary from what is indicated below.) pedestrian easement 4 4F ~ street i ~Ajn.l ' 4 mail kiosk ~ m o' so' so' 9-27 Figur~ ~~To. 26: Club House ~~~e Plan Pau Hana Village, North Kona, Hawau Comment: To increase the marketability of the project and to provide the type of social and recreational amenities that active retirees expect, a substantial club house facility is being provided. The club house is located on the mauka boundary fronting on a circular drivecourt with adjacent parking. This location for the club house is ideal since the site here commands panoramic views of the vast and the impact on the homes from noise and lights of the club house will be at a minimum. ~ m o. u. so~ 9-28 Figur _Jo. 27: Club House Floor Plan Pau Hana Village, North Kona, Hawau exercise stor. great room lounge Q ` `J' pool 'o, O ~ m o~ ~o~ 9-29 "& ° Fi r: 28: Club House t__ °vations ^ Pau Hana Village, North Kona, Hawaii n I J C) 7 0 L IP i 4 0 ill IIP J :lvlfivl 4 ;h i in I rlifsfik rya tiaoYanya. a umpmmg14 miii €:, .3 tt i : - J ! 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Box 3000 Kailua -Kona, Hawaii 96745 Prepared For: County of Hawaii Planning Department 25 Aupuni Street Hilo, Hawaii 96720 Prepared By: _ Riehm Owensby Planners Architects P.O. Box 390747 Kailua -Kona, Hawaii 96739 April 15, 1997 I I r'. -at. ram nil or • 0 0 • J TABLE OF CONTENTS • Chapter Page No. 1.0 INTRODUCTION 1.1 Introduction 1 -2 1.2 Identification of Applicant and Approving Agency 1 -2 1.3 Identification of Agencies Consulted 1 -3 1.4 Definition of Terms 1 -3 1.5 Development Summary 1 -3 1.6 Summary of Probable Impacts • 1 -4 1.7 Summary of Mitigating Measures 1 -6 _ 1.8 Relationship to Land Use Plans and Policies 1 -8 - 1.9 Necessary Permits and Approvals 1 -8 2.0 DESCRIPTION OF THE PROPOSED ACTION 2.1 Project Location 2 - 2 2.2 Project Description 2 -2 2.3 Existing Uses 2-2 2.4 Development Objectives 2-2 . _ 2.5 Petitioner's Proposed Use of the Property 2 -3 2.6 Project Rationale 2 -3 3.0 RELATIONSHIP OF THE PROPOSED ACTION TO EXISTING PUBLIC PLANS, POLICIES, AND CONTROLS • 3.1 State - 3.1.1 Hawaii State Plan 3 -2 3.1.2 State Land Use Law 3 -2 3.1.3 West Hawaii Regional Plan 3 -2 • 3.1.4 Villages of La'i'opua 3 -2 • _ 3.2 County 3.2.1 .County General Plan 3 -3 3.2.2 Keahole to Kailua Plan 3 -7 3.2.3 County Zoning 3 -7 3.2.4 Special Management Area 3 -7 • n • TC-1 - lJ a 4 O O • . . • • Chapter Page No. 4.0 DESCRIPTION OF THE AFFECTED ENVIRONMENT, PROBABLE IMPACT AND MITIGATING MEASURES 4.1 Physical Environment 4 -2 4.1.1 General 4 -2 4.1.2 Groundwater Hydrology Surface Water Drainage 4 -2 J 4.1.3 Natural Hazards 4-3 4.1.4 Flora and Fauna 4 -4 J 4.1.5 Historic /Archaeological Resources 4 -5 4.1.6 Air Quality 4 -6 4.1.7 Noise 4 -7 4.1.8 Visual Attributes 4 -8 .1 4.2 Socio Economic Environment 4 -8 4.2.1 Population 4 -8 4.2.2 Economy 4 -9 r1 4.3 Public Facilities and Services 4 -9 U 4.3.1 Traffic 4 -10 _ 4.3.2 Water 4 -11 4.3.3 Wastewater Disposal 4 -11 4.3.4 Storm Drainage 4 -12 4.3.5 Electrical Power and Communications 4 -13 J 4.3.6 Police, Fire and Emergency Services 4 -14 4.3.7 Solid Waste Disposal 4 -14 -� J 5.0 ALTERNATIVES TO THE PROPOSED ACTION 5.1 Introduction 5 -2 5.2 No Action 5 -2 5.3 Alternative Uses • 5 -2 _ 5.3.1 Commercial Expansion 5 -2 5.4 Summary 5 -3 6.0 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF RESOURCES AND RELATIONSHIP BETWEEN LOCAL SHORT TERM USES OF THE ENVIRONMENT AND MAINTENANCE AND ENHANCEMENT OF LONG TERM PRODUCTIVITY • • l TC -2 0 .. o • . .. • Chapter Page No. • 6.1 Irreversible & •Irretrievable Commitments of Resources 6 -2 — 6.2 Relationship Between Local Short Term Uses of the Environment and Maintenance and Enhancement of Long J Term Productivity - 6 -2 • J 7.0 REFERENCES 7.1 References 7 -2 J 8.0 FIGURES 8.1 List of Figures 8 -2 _ No. 1 Amendment State Land Use Boundaries Map 8 -3 No. 2 Petition Area /Mid Level Arterial Right of Way 8 -4 _ No. 3 Topographic Site Plan 8 -5 No. 4 State Land Use District Map 8 -6 No. 5 West Hawaii Regional Plan 8 -7 No. 6 Villages of La'i'opua Map 8 -8 No. 7 County General Plan 8 -9 No. 8 Keahole to Kailua Land Use Plan 8 -10 No. 9 County Zoning 8 -11 No. 10 Location Map . 8 -12 No. 11 Existing Roadway System Map 8 -13 No. 12 Water Supply Plan 8 -14 No. 13 Sewerage Plan 8 -15 No. 14 Masterplan Concept 8 -16 No. 15 Vehicular Circulation 8 -17 No. 16 Project Entrance 8 -18 • TC -3 • O 0 Chapter Page No. No. 17 Drivecourt 8 -19 No. 18 Terraced Rock Walls 8 -20 No 19 Pedestrian Way 8 -21 No. 20 Main Street Character 8 -22 No. 21 Mail Kiosk • 8 -23 J No. 22 Club House Site Plan 8 -24 No. 23 Club House Elevation /Section 8 -25 No. 24 Club House Elevation /Section • 8 -26 - J 9.0 PROJECT PRESENTATION DRAWINGS J Site Plan Metes and Bounds A 0.1 Site Plan Topographic A 0.2 J Site Plan A 1.1 Site Plan Lots Only A 1.2 Site Sections' • A 1.3 Drivecourt Site Plan A 1.4 Club House Site Plan A 1.5 - t Club House Floor Plan A 2.1 Club House Elevation A 2.2 Club House Section A 2.3 • TC -4 O O CHAPTER ONE Introduction J 1-1 r - _ • r- 1.1 INTRODUCTION See Figure No. 1, Page 8 -3 See Figure No. 2, Page 8 -4 See Figure No. 10, Page 8 -12 The Environmental Assessment (EA) is prepared pursuant to The County of Hawaii's "Rule 14. County Environmental Reports ". As per the County of Hawaii Planning Department's instructions, an EA format is to be used J in lieu of the Environmental Report until the County approves the . - criteria for the County Environmental Report. The EA is to support the request for approval for the Change of Zoning Application and the Planned Unit Development Application for a active retirement community on 12.294 acres of land, T.M.K. 7 -4 -08: Por 26. The EA presents J information required by Chapter 200 of Title II, Administration Rules, entitled "Environmental Impact Statement Rules" prepared by the State Department of Health. Having completed the amendment of the State Land Use Boundaries Map, H -2, for the County of Hawaii, by changing the district classification from agricultural to the urban district at Honokohau 2nd, North Kona, Island of Hawaii, the Petitioner is requesting a Change of Zone for RS 7.5 7 Single Family Residential. Concurrently, the Petitioner is submitting an J Application for a Planned Unit Development designation. r The project site is located about three miles north of Kailua -Kona, approximately 4,600 feet mauka of the Queen Kaahumanu Highway, east - northeast of the Honokohau Small Boat Harbor. J 1.2 IDENTIFICATION OF APPLICANT AND APPROVING AGENCY Applicant: The Applicant is McClean Honokohau Properties, L.P., Robert S. McClean, general partner, owner of the subject property and a resident • of Kailua -Kona, Hawaii. The Petitioner's address is 77 -344 Sunset Drive, and the mailing address is P.O. Box 3000, Kailua -Kona, Hawaii 96745 -3000. Approving Agency: The Approving Agency is the County of Hawaii Planning Department. The Approving Agency's address is 25 Aupuni _ Street, Hilo, Hawaii 96720. 1 -2 O O • 1.3 IDENTIFICATION OF AGENCIES CONSULTED — As per the County of Hawaii Planning Department's instructions, comments from various agencies are not required at this time. _ 1.4 DEFINITION OF TERMS See Figure No. 2, Page 8 -4 Petition Area: The Petition Area is a rectangular shaped, 12.294 acre parcel, T.M.K. 7 -4 -08: Por. 26. Adjacent to the Petition Area is the proposed 120 foot wide, Mid Level Arterial Right of Way which is 2.669 acres, T.M.K. 7 -4 -08: Por. 26. Petitioner: The Petitioner is McClean Honokohau Properties, L.P., Robert S. McClean, general partner, owner of the subject property and a resident of Kailua -Kona, Hawaii. The Petitioner's address is 77 -344 Sunset Drive, and the mailing address is P.O. Box 3000, Kailua -Kona, Hawaii 96745 -3000. Petitioner's Request: The Petitioner request the County of Hawaii approve the Change of Zone Application for RS 7.5 Single Family Residential and approve the application for a Planned Unit Development for the Petition Area of 12.294 acres, T.M.K. 7 -4 -08: Por. 26. • 1.5 DEVELOPMENT SUMMARY _ Petitioner Landowner: McClean Honokohau Properties, L.P. Robert S. McClean, General Partner P.O. Box 3000 J Kailua -Kona, Hawaii 96745 -3000 Telephone: 329 -8277 • • Planners Architects: Riehm Owensby Planners Architects Michael J. Riehm, Partner P.O. Box 390747 Kailua -Kona, Hawaii 96739 Telephone: 322 -6115 — Petition Area: 12.294 acres Project Location: Honokohau, North Kona District Island of Hawaii 1 -3 • 4. O O • Tax Key Map: Zone 7, Section 4, Plat 08, Parcel 26 State Land Use District: Urban County General Plan: Urban Expansion Area County Zoning:. Unplanned Existing Use: The project site is not in use and is in its natural state, covered by rough a'a and pahoehoe lava flows. J Proposed Use: An active retirement community Proposed Action: The Petitioner request the County of Hawaii -J approve the Change of Zone Application for RS 7.5 Single Family Residential. J 1.6 SUMMARY OF PROBABLE IMPACTS J Topography, Physiography, Geology: Development of the Petition Area will alter the physical character of the existing site as it is in its natural condition. • Groundwater, Hydrology, Surface Water and Drainage: Impacts to the _ groundwater stream could occur as a result of the application of fertilizers on landscape areas and runoff from impermeable surfaces such as parking lots if allowed to percolate through the underlying lavas. Natural Hazards: The occurrence of a natural disaster such as an earth quake or volcanic eruption would pose a risk to life and property within the Petition Area. Flora and Fauna: Based on a review of biological surveys conducted in the area, no endangered animal or plant species appear to inhabit the Petition Area. • Historical /Archaeological Resources: The final report for the archaeological survey conducted by Paul H. Rosendahl, Ph.D., issued in • January 1993, concluded that 36 sites of the 46 were significant only for further data collection with "No Preservation ", with most of these sites being agriculture complexes. The one site, a kerbstone trail, was not 1-4 C t 9 0 • O recommended for preservation on the basis of interpretive value, due to its poor condition. The remaining 9 sites identified as "Provisional Preservation As Is" contained no identifiable human remains and were _ considered no longer significant for information or cultural value and thus require no further work. Air Quality: The major sources of pollutants are increased short term emissions from construction machinery and fugitive dust emissions from exposed ground, earth moving, and vehicular movement along unpaved roads. Noise: Short term noise impacts will occur during the initial construction period, generally associated with clearing, grubbing, grading, and building construction activities. Visual Attributes: Visual impacts in the form of a changed character of the site will occur as a result of the proposed development. Socio Economic Environment: Due to the relative small number of lots in the proposed development, the project should have an insignificant impact on the population of the region. The use of the site for an active retirement community will contribute to the diversification of the economic base of the region contributing with increase activity to local businesses and services. • — Traffic: Due the relative small size of the development, the proposed _ project should have an insignificant impact on the overall traffic volume along the Kealakehe Parkway and surrounding roadway system. _ Water: Water service to the proposed development will require additional infrastructure. Wastewater. Disposal: Due to the relative small size of the development, the project should have an insignificant impact on the capacity of the new Kealakehe .Treatment Plant. _ Storm Drainage: Surface water runoff from the site will be altered. The extent of change will depend upon the amount of paving and other impermeable surfaces that will occur within the Petition Area and the actual configuration of the storm drainage system. Electrical Power and Communications: The electrical power delivery system, telephone service, and CATV system that would serve the • r 1 5 J 0 O • proposed project will require upgrading and expansion to meet the needs of the project. Police, Fire, and Emergency Services: The development of the Petition Area as proposed should marginally increase the demand for police, fire and emergency services. Solid Waste Disposal: The development of the Petition Area as proposed r should marginally impact the capacity of the new landfill in North Kona. 1.7 SUMMARY OF MITIGATING MEASURES Topography, Physiography, Geology: Construction activities such as clearing,. grubbing, excavation and grading would be performed in compliance with applicable air and noise quality regulations to minimize _ potential fugitive dust and noise impacts on adjacent developed areas and will be subject to all relevant County permit procedures and reviews. Groundwater, Hydrology, Surface Water and Drainage: Potential adverse impacts to the groundwater stream, hydrological characteristics, surface waters and drainage of the Petition. Area would be mitigated through the design and construction of a drainage system in compliance with the County Department of Public Works and State Department of Health standards. Natural Hazards: Mitigation measures to reduce the significance and /or impacts of earthquakes and /or volcanic eruptions would include adherence to appropriate building codes and standards as established by the County of Hawaii. Historical /Archaeological Resources: In compliance with applicable • federal, state and county archaeological, historical and cultural features preservation laws, rules and regulations, the recommendations of the consulting archaeologist will be followed. Air Quality: The impacts on air-quality due to site disturbance would be temporary. Methods used to control the amount of airborne particulates will include adherence to state air pollution control standards and the use of a watering program to limit bare dirt surfaces from becoming significant dust generators. • 1 -6 • — a O 0 _ Noise: The use of properly muffled equipment would be required on the project for all phases of the work. Visual Attributes: Potential impacts to the visual character of the site will be mitigated through the use of extensive landscaping both in the common areas and on the individual house lots in the proposed _ development. Other mitigation measures will include the adoption of special design controls for all of the facilities and the maintenance of the landscaped open spaces. Socio Economic Environment: The proposed project is expected to result in positive impacts to the local economy both in short term and long term impacts. As such, mitigation measures to minimize adverse impacts are not warranted. - Traffic: Completion of the improvements to the intersection at the Queen Kaahumanu Highway intersection with the Kealakehe Parkway along with operational traffic signalization at this location is necessary to assist both with the traffic generated by the new high school and later, by the proposed development. J Water: Consignment of the water infrastructure already in place at the Villages of La'i'opua to the County Department of Water Supply. • Wastewater Disposal: The primary mitigation measures to be employed with regard to the wastewater collection, treatment and disposal system will be the application of all appropriate state and county rules and regulations. These include proper location, design and operation of the collection and treatment facilities. Storm Drainage: The on site drainage system will consist of County standard catch basins and drywells designed to retain storm waters within the site. Drainage runoff will be controlled through site grading such that runoff will be contained within the site. Electrical Power and Communications: When the Petitioner builds the Mid Level Arterial segment at his property, electrical lines will be installed in the this roadway to provide service to the Petition Area. There are two options for telephone and CATV service to the Petition Area. Option 1 involves coordination with the HFDC into feeding off the telephone service to be provided in the Mid Level Arterial. Option 2 would provide service from the Queen Kaahumanu Highway through j • 1a O O • -, the existing industrial park north across the Petitioner's property to the Petition Area. Either way, telephone service will be available to the Petition Area. Police, Fire, and Emergency Services: Because the project is not expected to result in significant impacts to the police, fire, and emergency services, measures to mitigate potential adverse affects are not warranted. Solid Waste Disposal: To mitigate potential impacts from the generation J of solid wastes, all homeowners and facilities within the project would be encouraged to practice recycling measures to the maximum extent possible. 1.8 RELATIONSHIP TO LAND USE PLANS AND POLICIES J A discussion of the relationship to land use plans and policies is presented in Chapter 3.0. The proposed action is consistent with all relevant public goals, objectives, policies, plans and controls, except for the necessary zoning, subdivision and building permits of the County of Hawaii. These permits and others as may be deemed necessary by the County are the subject of the Change of Zone Application and the Planned Unit Development Application. • 1.9 NECESSARY PERMITS AND APPROVALS The Petitioner is submitting concurrently with this EA document a Change of Zone Application and the Planned Unit Development Application. The Petitioner intends to proceed with the other necessary permits and approvals as may be required by the County of Hawaii pending favorable •action of the Planning Department regarding the . • subject petition. • -1 1-8 e s 0 0 . . CHAPTER TWO r 1 1 J 7 J Description of Proposed Action _J r 2-1 • e O 0 • J 2.1 PROJECT LOCATION See Figure No. 10, Page 8 -12 The project is located about three miles . north of Kailua -Kona, _ approximately 4,600 feet mauka of the Queen Kaahumanu Highway, east northeast of the Honokohau Small Boat Harbor at Honokohau 2nd, - North Kona, Island of Hawaii, Tax Key Map: 7 -4 -8: Portions of 26. 2.2 PROJECT DESCRIPTION See Figure No. 14, Page 8 -16 J See Figure No. 15, Page 8 -17 See Figure No. 16, Page 8 -18 See Figure No. 17, Page 8 -19 See Figure No. 18, Page 8 -20 See Figure No. 19, Page 8 -21 J See Figure No. 20, Page 8 -22 See Figure No. 21, Page 8 -23 See Figure No. 22, Page 8 -24 See Figure No. 23, Page 8 -25 — See Figure No. 24, Page 8 -26 The project is designed to address the needs and lifestyle of active, senior — adult retirees who want to live in a planned community that promotes social interaction, encourages outdoor activities, and is pedestrian oriented. The project will consist of 70 single family residences, — landscaped common open spaces, and a main club house facility designed — for both social and recreational activities. Emphasis is placed on the design of the neighborhood streets to provide a safe setting for pedestrians and to mitigate the speed of the automobile. Adjacent to the project is the r proposed Mid Level Arterial Right of 'Way which the Petitioner will develop at his cost and to County standards. The Petitioner will dedicate this roadway to the County of Hawaii. • 2.3 EXISTING USES See Figure No. 3, Page 8- 5 Presently the Petition Area is not in use other than being in its natural state, covered by rough a'a and pahoehoe-lava flows. 2.4 DEVELOPMENT OBJECTIVES — The Pau Hana Village is intended to address the current and future demand for retirement communities in West Hawaii and to service the 2-2 • —s , 0 J lifestyle of this ever growing segment of our population known as active retirees. Specific development objectives are to: J • Provide a neighborhood environment that encourages a "Sense of Community" and promotes social interaction. - 1 • Provide a safe, pedestrian oriented environment. • Develop a masterplan that fits harmoniously into the local context with housing design that respects the local building vernacular and landscaping that blends with the natural environment. J • Develop energy efficient housing design that provides for a comfortable living environment through the use of "passive solar devices ". J 2.5 PETITIONER'S PROPOSED See Figure No. 14, Page 8 -16 USE OF THE PROPERTY See Figure No. 15, Page 8 -17 J See Figure No. 16, Page 8 -18 See Figure No. 17, Page 8 -19 See Figure No. 18, Page 8 -20 — See Figure No. 19, Page 8 -21 See Figure No. 20, Page 8 -22 See Figure No. 21, Page 8 -23 See Figure No. 22, Page 8 -24 See Figure No. 23, Page 8 -25 See Figure No. 24, Page 8 -26 Provide active retirees with a planned, pedestrian oriented, residential community that better addresses their needs and lifestyle than what is possible utilizing a typical subdivision layout. 2.6 PROJECT RATIONALE It is important to the long term economic vitality of the Island of Hawaii to explore new avenues to attract business which can carry the County into the next century. We have begun this process by the creation of new aquaculture and diversified agriculture industries. Due to the recent demographic changes occurring in America, there exist the opportunity to capture a share of this growing market of active retirees. Already on the '3 — o , O 0 r Island of Oahu, major retirement projects are in the works to get an early edge on this clientele and it is expected this trend will continue. The Island of Hawaii is perfectly positioned to participate in this new industry _ due to its enjoyable climate, clean environment, rural character and friendly aloha spirit. J C J J 1 J r L. 2-4 > O 0 r CHAPTER THREE J J T J J J J J Relationship of the Proposed Project to Existing Public Plans, Policies, and Controls 3 -1 0 o . 3.1 STATE — 3.1.1 HAWAII STATE PLAN Upon previous review and a favorable recommendation by the County of Hawaii Planning Director for the State Land Use Boundary Amendment, — the Planning Director found that the reclassification of the Petition Area and its proposed use as an active retirement community "would not be inconsistent with the Hawaii State Plan ". n 3.1.2 STATE LAND USE LAW See Figure No. 4, Page 8 -6 All lands within the State have been classified into one of four land use districts, Urban, Rural, Agricultural, and Conservation by the State Land Use Commission. With the Amendment to the State Land Use — Boundaries Map, the 12.294 acre Petition Area is designated Urban. The 2.659 acre Mid Level Arterial Right of Way lies within the Agricultural District and State Conservation District (2.514 acres lie within the Agricultural District and .145 acres lie within the State Conservation J District). Development of the 12.294 acre Petition Area into a residential community would not be inconsistent with the State Land Use Law for an Urban classification. — 3.1.3 WEST HAWAII REGIONAL PLAN See Figure No. 5, Page 8 -7 The West Hawaii Regional Plan identifies the Kailua -Kona to Keahole Airport area as a "Subregional Planning Area ". This area is intended for — the expansion of uses which "support resort development, housing development, industrial development, agricultural development, and a J host of ancillary services ". The West Hawaii Regional Plan recommends, as a course of action, to "direct future regional urbanization to designated Subregional Planning Areas at Kailua -Kona to Keahole and Kawaihae to Waikoloa ". The proposed development, on the Petition Area, would be — in conformance with the intent of the West Hawaii Regional Plan. 3.1.4 VILLAGES OF LA'I'OPUA See Figure No. 6, Page 8 -8 On December 15, 1989, the Board of Directors of the Housing Finance and Development Corporation, HFDC, approved a plan for the development of State lands at Kealakehe, North Kona, Island of Hawaii. The Villages of 3-2 • o • O n La'i'opua are designed to provide a range of housing opportunities within a masterplanned community for current and future residents of the growing West Hawaii region. The project will consist of approximately 4,261 residential units on approximately 990 acres of land, mauka of Queen Kaahumanu Highway between Kona Airport and Kailua -Kona town. The target market for the housing will be for low to moderate income groups. It is anticipated that —, development of the Villages of La'i'opua will occur in a number of phases over a 15 to 20 year period. In a letter dated, August 10, 1995, from Roy S. Oshiro, Acting Executive Director, HFDC, to Gregory G.Y. Pai, Ph.D., Director, Office of State Planning, the following comments were made concerning the Petition l Area: -J • "Land Use Impact: We believe that the proposed residential development would not conflict with the residential; commercial, and public facility uses planned at La'i opua." -, -J • "Environmental and Public Facility Impacts: Our review indicates that the Petitioner's assertion that the proposed project would have less environmental and public facility impact than previously approved uses is correct." • "Water Service Infrastructure: The Petitioner notes correctly that HFDC has installed water infrastructure (distribution lines) to the Petitioner's property line. However, these facilities are to be dedicated to the County of Hawaii, and their use for the proposed project is subject to County approval." • 3.2 COUNTY 32.1 COUNTY GENERAL PLAN See Figure No. 7, Page 8 -9 The Petition Area's conformance with the County of Hawaii General Plan's "Goals, Policies, and Standards" is as summarized below: J 3 O • _ • Economic The project specifically, addresses one of the economic policies under the General Plan; "THE COUNTY OF HAWAII SHALL ENCOURAGE THE CONTINUING DEVELOPMENT OF THE RETIREMENT INDUSTRY ". The retirement industry _ today, is one of the fastest growing industries due to the ever increasing J average life span in America. Our demographics are changing with a larger percentage of elderly and it is anticipated this trend will continue. The Island of Hawaii is ideally suited to accommodate this growing market due to its hospitable climate, clean environment,_ and the relaxed lifestyle that is available here. J There will be both short term and long term economic benefits to the County of Hawaii. With an estimated project cost of approximately 20 7 million dollars, there will be immediate short term benefits with employment for the construction, real estate and other related industries which are in critical need of work due to the ongoing economic recession in Hawaii. Long term benefits would be in the form of increased tax J revenues and a continued influx of revenues for local businesses due to the additional purchasing power of retirees. C• Energy _ By promoting new development close to our existing town core, vehicle miles traveled (VMT) to services and amenities can be reduced resulting in less fuel consumption. The close proximity of the Petition Area to Kailua -Kona should result in a significant reduction of VMT as opposed to development that occurs in our more out lying rural areas. The housing design incorporates the use of roof overhangs, insulation in walls and ceilings, and windows properly placed to provide adequate cross ventilation. These design elements should reduce the need for air conditioning, resulting in less energy consumption. Solar hot water heaters are offered as an option to the home buyer. Natural light is introduced into the homes with energy efficient skylights, offsetting the need to use artificial lighting. . • Environmental Quality Due to the Petition Area's close proximity to Kailua -Kona, reduced driving distances to basic services will result in less air pollution from automobile traffic. • J 34 • Flood Control and Drainage Drainage from the project will be controlled on site through a series of drywells located in the roadway infrastructure. This approach is consistent with the General Plan's Policy "all development generated runoff shall be disposed of in a manner acceptable to the Department of 7 Public Works ". J • Historic Sites A complete archaeological study has been done on the Petition Area and the recommendations by DLNR and the consulting archaeologist will be followed. This action is consistent with the General Plan's Policy "the J County of Hawaii shall require both public and private developers of land to provide a historical survey prior to the clearing or development of land where there are indications that the land under consideration has J historical significance ". • Natural Beauty _J Every effort has been taken to enhance the project's appearance in the natural environment through the use of landscaping. This is C accomplished through the use of a cohesive and unified landscape design. All utilities will be placed underground minimizing their impact on the natural environment. • Natural Resources and Shoreline The Petition Area, in an already urbanized area, has less impact on our _ natural resources versus a development in our outlying rural areas requiring rezoning and the consumption of more agricultural land and natural landscape. By developing in already urbanized areas, suburban sprawl is mitigated in our undeveloped areas and more of our natural environment can be preserved by this approach. • • Housing The masterplan concept addresses the following four goals for housing under the County General Plan; "attain safe, sanitary, and livable housing for the residents of the County of Hawaii, attain a diversity of socio- economic housing mix throughout the different parts of the County,• maintain a housing supply which allows a variety of choices, and develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people ". — The masterplan concept provides a higher quality, residential — environment than is normally found in our standard subdivision 3-5 • D J communities. Through the use of a Planned Unit Development, we can provide parks, design streets for pedestrians and provide a more livable community than what would be possible if the project were designed utilizing a typical subdivision layout. Responding to the growing demand for retirement communities, the project will provide more opportunity for this growing segment of our population than is available today. ri • Public Facilities • 7 Non Applicable J Public Utilities The project is consistent with the General Plan's Policies to "encourage J the clustering of developments in order to reduce the cost of providing utilities, encourage underground telephone lines where they are — economically and technically feasible, and to encourage developers of new urban areas to place utilities underground ". Since the project is being developed in an urban area already serviced with some utility infrastructure, less of a demand is placed on our current infrastructure as J compared to development that occurs further away from our town core. The development will have all underground utilities, minimizing their — visual impact on the community. • Recreation The project is consistent with the General Plan's Policy to "review and, if appropriate, revise its ordinance requiring subdivisions to provide land area for park and recreational use or pay a fee in lieu thereof ". The club house facility is being provided within the community to offer recreational amenities, promote a sense of community and allow for social interaction. This will reduce the strain on our existing park system by having these recreational amenities available on site to the residents. • Transportation In order to provide access to the Petition Area, the Petitioner will provide the Mid Level Arterial roadway section, approximately 970' long, north from the Kealakehe Parkway for a distance equal to the width of the Petition Area. This Mid Level Arterial is identified in the Keahole to Kailua Development Roadway Plan as one of the major vehicular routes r- to service growth in this area. 3 -6 • The Petitioner's participation in providing this segment of roadway is consistent with the General Plan's Policy "the County shall investigate various methods of funding road improvements, including private sector participation, to meet the growing transportation needs of the island ". • Land Use J The Petition Area is consistent with the urban form established for this section of the North Kona District as depicted on the LUPAG map. The Petition Area is designated as Urban Expansion Area. Urban Expansion Area allows for a mix of high density, medium density, low density, industrial and /or open designations in areas where new settlements may r be desirable, but where the specific settlement pattern and mix of uses • have not been determined. Low density is defined as Single Family Residential in character, ancillary community and public uses, and convenience type commercial uses. The Petitioner's request to establish 70 single family homes with a land use intensity of RS 7.5 would conform to the above guidelines. J C 3.2.2 KEAHOLE TO KAILUA PLAN See Figure No. 8, Page 8 -10 The Petition Area lies within the area of the Keahole to Kailua —� Development Plan, (K to K). The Keahole to Kailua Development Plan J designates the Petition Area as Urban 'Expansion Uses which denotes general suitability for urban development. The K to K Development Plan has no specific recommended urban uses for these areas. J 3.2.3 COUNTY ZONING See Figure No. 9, Page 8 -11 The Petition Area is currently zoned Unplanned. The Petitioner is requesting a change of zone for RS 7.5 and will concurrently submit an Application for a Planned Unit Development designation. 3.2.4 SPECIAL MANAGEMENT AREA The Petition Area does not lie within the Special management Area as defined by the County of Hawaii, and therefore does not require a Special; management Area Use permit. 3-7 • ° 0 (32- CHAPTER FOUR fl J J J Description of the Affected Environment, ' Probable Impact and Mitigating Measures 4 -1 4.1 PHYSICAL ENVIRONMENT 4.1.1 GENERAL See Figure No. 3, Page 8-5 Topography, Physiography, Geology: The Petition Area ranges in elevation from approximately 304 feet at the makai boundary to approximately 360 feet at the mauka boundary. The Petition Area slopes east to west, in a mauka to makai direction with slopes ranging from 0% to 22%. The average slope for the Petition Area is approximately 7%. The majority of the Petition Area is in its natural state covered with rough a'a and pahoehoe lava flows. Probable Impacts Development of the Petition Area as a residential community will impact the physical character of the land as it is in its natural state. Impacts to the geology and physiography of the Petition Area could occur as a result of the excavation and new grading of the existing topography. Site development will be generally limited to crushing of lava flows and site grading to create the roadways and building lots. Mitigative Measures Construction activities such as clearing, grubbing, excavation and grading would be performed in compliance with applicable air and noise quality regulations to minimize potential fugitive dust and noise impacts on adjacent developed areas and will be subject to all relevant County permit procedures and reviews. 4.1.2 GROUNDWATER, HYDROLOGY, SURFACE WATER AND DRAINAGE Groundwater and Hydrology: The specific configuration of groundwater resources in the Petition Area is unknown at this moment. However, it is believed that the groundwater resources in the Petition Area are not sufficient or suitable for portable water resource development. .Surface Water and Drainage: There are no perennial streams in the Petition Area or any floodways or flood zones. The Petition Area is located outside of the 500 year flood plain (Zone X). Existing site drainage is generally in a westerly direction due to the topography of the land. ~_Z Probable Impacts Impacts to the groundwater, hydrology, surface water and drainage characteristics of the Petition Area could result from the introduction of pollutants into the groundwater stream, interruption of the groundwater stream and alterations to existing surface water drainage patterns or quantities. Impacts to the groundwater stream could occur as a result of the application of fertilizers on landscaped areas. Surface water runoff and drainage from the property will increase due to an increase in impermeable runoff surfaces, such as roadways and roofs. The increased surface water runoff from the roadways could carry petrochemical residues and rubber substances from tire wear that could enter the groundwater stream if allowed to percolate through the underlying lavas. Mitigative Measures Potential adverse impacts to the groundwater stream, hydrological characteristics, surface waters and drainage of the Petition Area would be mitigated through the design and construction of a drainage system in compliance with the County Department of Public Works and State Department of Health standards. It is likely that soils would be imported for landscaping purposes, given the lack of suitable soils in the Petition Area. These soils would tend to promote plant absorption of fertilizers, thereby decreasing the potential for the fertilizers passing through the soil layer into the underlying lavas and into the groundwater. 4.1.3 NATURAL HAZARDS Lava Zone: The Petition Area is located on the western slope of Hualalai, one of the five volcanoes comprising the island. Hualalai is much older thari Kilauea and Mauna Loa, and its eruptions occur far less frequently. Hualalai has erupted near its summit, along the northwest and south southeast rift zones, and from vents on the north flank of the volcano. Twenty five percent of the volcano is covered by flows less than 1,000 years old. Hualalai last erupted in 1800 - 1801 from several vents on the northwest rift zone. Large lava flows spilled down both sides of the ridge formed by the rift zone and quickly reached the ocean. All of Hualalai is included in Zone 4, with Lava Zone 1 being the most severe and Lava Zone 9, the least severe. The flanks off the volcano do not have a distinctly lower hazard than its rift zones because the distance from the vents to the coast is short and the slopes are steep. 4~J Seismic Zone: The entire Island of Hawaii is susceptible to earthquakes most of which are directly related to volcanic activity and aze caused by magma moving beneath the earth's surface. A few aze less directly related . to volcanism; these earthquakes originate in zones of structural weakness at the base of the volcanoes or deep within the earth beneath the island. The Uniform Building Code classifies the Island of Hawaii as a Zone 3 area for the purpose of structural design in buildings and other related structures. The classification system is based on a scale of 0 to 4, increasing in level of risk due to seismic occurrence and danger. The County of Hawaii Building Division requires that all new structures be designed to the earthquake criteria detailed in the Uniform Building Code. Probable Impacts The occurrence of a natural disaster such as an earthquake or volcanic eruption would pose a risk to life and property within the Petition Area. Mitigative Measures Mitigation measures to reduce -the significance and/or impacts of earthquakes and/or volcanic eruptions would include adherence to .appropriate building codes and standards as established by the County of Hawaii. 4.1.4 FLORA AND FAUNA Information for this section has been augmented from flora and . terrestrial fauna surveys conducted in the vicinity of the Petition Area (Chaz and Associates, 1986). A biological field inspection of the Petition Area was.not conducted. The Petition Area is comprised of one principal vegetation zone: scrub vegetation. This zone consist of a mixture of grass and shrub species with scattered trees of kiawe (Prosopis pallida). Ground cover varies from 40 to 60 percent on pahoehoe flows, and only five to ten percent on the rough a'a flows. Fountain grass (Pennisetum setaceum) is the most abundant species in the vegetation type area. Locally common are the pili grass (Heteropogon. contortus) and Natal redtop (Rhynchelytrum repens), although in some areas the grass cover may be composed equally of the three species. 'Ilima (Sida fallax) and 'uhaloa (Waltheria indica var. americana) are the most commonly encountered scrubs. Maiapilo (Capparis sandwichiana var. 44 zoharyi) may form localized patches in some areas. Other species vocationally observed in this vegetation type include partridge pea (Cassia lechenaultiana), indigo (Indigofera suffruticosa), noni (Morinda citrifolia), Christmas berry (Schinus terebinthifolius), and klu (Acacia farnesiana). Kiawe may form small clumps composed of a few trees, eight to twelve feet tall. Shrubs such as 'ilima, indigo, and 'uaholoa form a dense shrubby layer beneath these trees. Ferns and a-few annual species may be found in the cracks and crevices of the pahoehoe lava where it is damper and shadiei. The presence of mammals such as the mongoose (Herpestes auropunctatus), house mouse (Nus musculus domesticus), black rat (Rattus rattus), Polynesian rat (rattus exulans hawaiiensis), and feral cats (Felis catus) is possible. Bird surveys conducted in the area have indicated the presence of at lease two endangered species. These include the endangered Hawaiian stilt (Himatopus himatopus knudseni) which is known to be present in the pond areas along the Koloko and Honokohau coastline and the Hawaiian owl (Asio flanneus sandwichensis), which is known to be present in upland areas such as the petition area. Probable Impacts None of the above listed plants are included in the U.S. Department of the interior Fish and Wildlife Service's proposed endangered and threatened species plant list. The majority of the plant species listed are not native to the Hawaiian Islands and have been brought here intentionally or accidentally after western contact. All of the plant species are either abundant or locally common in the area and removal of them would not constitute significant impact to the plant colonies. Since the site is arid with no bodies of water and few trees, save for the Kiawe scrub, development of the Petition Area will not impose a significant impact to the endangered bird populations in this region. 4.1.5 HISTORIC/ARCHAEOLOGICAL RESOURCES Paul H. Rosendahl, Ph.D., Inc. (PHRI) conducted an archaeological inventory survey of the Petitioner's entire property, a 89.527 parcel, commencing on September 6, 1989 with field work and completed on January, 1993 with the final report Archaeological Mitigation Program, Honokohau Industrial Park (Parcel VII), Phase II: Data Recovery, Land of ~_s Honokohau 2nd, North Kona District, Island of Hawaii". The Petition Area of 12.294 acres is a part of this 89.527 parcel. As a result of the original inventory survey of the 89.527 acre Honokohau project area, a total of 60 sites were identified. Approximately 22 of the 60 sites are located in the Petition Area and the proposed Mid Level Arterial Right of Way. The final report, issued in January 1993, concluded that 36 sites of the 46 were significant only for further data collection with 'No Preservation"; with most of these sites being agriculture complexes. The one site, a kerbstone trail, was not recommended for preservation on the basis of interpretive value, due to its poor condition. The remaining 9 sites identified as "Provisional Preservation As Is" contained no identifiable human remains and were considered no longer significant -for information or cultural value and thus require no further work. Copies of Phase 1: Mitigation Plan for Data Recovery, Interim Site Preservation, and Monitoring Report and Phase 2: Data Recovery are available upon request. Probable Impacts Development of the Petition Area would affect the archaeological sites. Mitigative Measures " In compliance with applicable federal, state and county archaeological, historical and cultural features preservation laws, rules and regulations, the recommendations of the consulting archaeologist will be followed. 4.1.6 AIR QUALITY For the general Kona area, Since there are no large stationary point sources of pollution or heavy vehicular .traffic, it can be inferred that the region experiences a high level of air quality, with the exception of periodic volcanic eruptions which significantly impact air" quality in the area. Air circulation patterns on the leeward side of. the island are self contained because the area is sheltered from the full impact of the northeast tradewinds. Land sea breezes dominate the wind regime: east southeast winds prevail during the early morning and evening hours while west northwest sea breezes occur during the remainder of the daylight hours. a-6 Probable Impacts Short term impacts would be the expected emissions from construction machinery and fugitive dust emissions from exposed ground, earth moving, and vehicular movement along unpaved roads. Long term impacts are principally associated with vehicular emissions, although the proposed development is not expected to be a significant contributor to vehicular traffic in the area. Mitigative Measures The impacts on air quality due to site disturbance would be temporary. Methods used to control fhe amount of airborne particulates will include adherence to state air pollution control standards and the use of a watering program to limit bare dirt surfaces from becoming significant dust generators. 4.1.7 NOISE The existing noise .quality of the proposed project is limited to three principal sources; motor vehicle traffic; natural factors including .wind moving through vegetation; and fixed source noise. Fixed source noise is primarily associated with the activities that will occur at the new Kealakehe High School and the existing light industrial subdivision makai 'of the Petition Area: None of these noise generators should be considered to be a significant source of noise. Traffic noise is associated with the area's roadway system, including the Kealakehe Parkway that will be opened to allow access to the new Kealakehe High School. Probable Impacts Short term noise impacts will occur during the initial construction period, generally associated with clearing, grubbing, grading, and building construction activities. Long term noise impact would primarily be noise generated by the traffic created by the new development. Due to _ the relatively small size of the development, the amount of new noise generated should he insignificant. Mitigative Measures . The use of properly muffled equipment would be required on the project for all phases of the work. a.a 4.1.8 VISUAL ATTRIBUTES The present visual character of the .Petition. Area from Queen Kaahumanu Highway looking rriauka may be characterized as gently sloping land, lava fields with stands of kiawe, stands of various grasses and, a backdrop of Hualalai and residential uses on the mauka slopes. The view makai across the Petition Area from the upper elevations of the Mamalohoa Highway is best described as a~mix of open lava fields with scattered trees and grasses with the Pacific Ocean as a backdrop. Probable Impacts The proposed project will result in visual impacts in the form 'of a changed character of the site; from vacant land sparsely utilized by man, to an urban, built up chazacter. The general nature of the proposed development is intended to be that of a well landscaped, single family residential neighborhood, utilizing an architectural vernacular that is consistent with the character and lifestyle of Kailua-Kona. blitigafive Measures Potential impacts to the visual character of the site will be mitigated through. the use of extensive landscaping both in the common areas and on the individual house lots in the proposed development. Other mitigation measures will include the adoption of special design controls for all of the facilities and the maintenance of the landscaped open spaces. 4.2 SOCIO ECONOMIC ENVIRONMENT 4.2.1 POPULATION West Hawaii has been one of the fastest growing areas in the State. Its population nearly tripled from 1970 to ,1990 (from 14,472 to 43,373). . Although the population of North Kona. grew faster than the entire island, the island has been growing rapidly overall. It increased in . population by approximately 45 percent between 1970 and 1980, and by nearly 31 percent between 1980 and 1990. Probable Impacts Due to the relative small number of lots in the proposed development, the project should have an insignificant impact on the population. It is anticipated that the majority of the buyers will either be from the mainland or.Oahu, with the balance coming from the' local market. Staff, ;s if any, and workers for the project should come from the local resident population. Mitigative Measures Because the project is not expected to result in significant impacts to the existing population. base, measures to mitigate potential adverse affects are not warranted. - 4.2.2 ECONOMY , West Hawaii's economy is based on the visitor industry, construction, diversified agriculture, ranching, and high technology initiatives in ocean science and astronomy. The visitor industry is the largest in terms of size and potential growth supplanting agriculture as the number one revenue generating activity. Other local service industries, such as retailing, real estate and financial services, have benefited from the income introduced by the expanding visitor industry. In 1970, there were approximately 1,752 visitor accommodation units in the Kona azea, representing 50 percent of the Big Island visitor units. By 1980, the Kona area supported a total of 3,774 visitor units, increasing by an average growth of 7 percent per year. According to the Hawaii Visitor's Bureau, the visitor plant inventory (visitor accommodations in hotels and condominiums) totaled 4,708 units in 1987. The significant growth and development of new ;visitor units has shifted north fo the South Kohala District. Nonetheless, growth in South Kohala has a major impact. on the economy of the Kona District. Probable Impacts The use of the site for an active retirement community will contribute to the diversification of the economic base and will assist the Island of Hawaii in capturing a portion of this growing industry. Local service . industries and businesses should benefit from this new resident population due to retirees increased spending power and need for services. Mitigative Measures The proposed project is expected to result in positive impacts to the local economy both in short term and long term impacts. As such, mitigation measures to minimize adverse impacts are not warranted. i_~ 4.3 PUBLIC FACILITIES AND SERVICES This section describes the existing conditions of public facilities and utilities in the North Kona area. Public facilities aze those systems which . are provided, staffed, and maintained by governments to serve the public health, safety, and welfaze. Public utilities are distributed services (e.g., electricity, water, communications) that are provided by a public agency directly or by a publicly regulated company. Project impacts are discussed primarily in terms of anticipated requirements generated by the development. Mitigation measures are proposals for how this demand may lie satisfied. 4.3.1 TRAFFIC See Figure No. 11, Page 8-13 The region around the Petition Area is presently served by two State Highways, Mamalahoa Highway and Queen Kaahumanu Highway. Mamalahoa Highway is a two lane minor arterial that provides circulation between Waimea and Kona along an alignment mauka of the Petition Area. Queen Kaahumanu Highway is a two lane principal arterial that provides regional .circulation between South Kohala and Kona along a alignment makai of the Petition Area. The first section of the Kealakehe Parkway is in place and extends from the Queen Kaahumanu Highway to the north boundary of the Villages of La'i'opua, which is directly south of the Petition Area. A number of County thoroughfares provide service iri the vicinity of the Petition Area, Old Mamalahoa Highway, Palani Road, and Hina Lani Street. Old Mamalahao Highway provides circulation and access to agricultural and residential areas on the mauka slopes above Kailua- Kona. Palani Road is a two lane roadway that connects Mamalahoa Highway and Queen .Kaahumanu Highway with a four lane segment . between Queen Kaahumanu Highway and Alii Drive. Hina Lani Street is a two lane roadway providing makua makai circulation from Queeri Kaahumanu Highway to the Mamalahoa Highway north of the petition . Area. Probable Impncts The Kealakehe. Parkway is designed to act as a major arterial connector between the Queen Kaahumanu Highway' and the Mamalohoa Highway. Initially, the traffic volume along the first, segment of the Kealakehe Parkway should be minor since the necv high school should be the only source of traffic. As the Villages of La'i opua develop and the final a-io segment of the Kealakehe Parkway is completed, traffic volumes will significantly increase. With the Kealakehe Parkway sized to meet this traffic capacity, the traffic volume generated by the proposed development, due to its relative small size, should have an insignificant impact on the overall traffic volume along the Kealakehe Parkway. Mitigative Measures Completion of the improvements to the intersection at the Queen Kaahumanu Highway intersection with the Kealakehe Parkway along with operational traffic signalization at this location is necessary to assist both with the traffic generated by the new high school. and later, by the proposed development. 4.3.2 WATER See Figure No. 12, Page 8-14 The Hawaii County Department of Water Supply maintains the North Kona water system serving the area between Keahole Airport to the north and Kealakekua to the south. This system is supplied by four wells and a shaft located at Kahaluu. A 16 inch transmission main runs north along the Queen Kaahumanu Highway decreasing to a 12 inch main between the Honokohau Sma11 Boat Harbor and the Petition Area. . Water infrastructure is available to the Petition Area's property line, but presently there are no water commitments. The ,proposed project time schedule does "not require water service until January, 2000. Based on the Petitioner's on going discussions with the Board of Water Supply, water service should be available to the Petition Area within the next 3 years, approximately the time the project would require water service.- Probable Impacts Water service to the proposed development will require additional infrastructure. Mitigative Measures Consignment of the water infrastructure already in place at the Villages of La'Yopua to the County Department of Water Supply. 4.3.3 WASTEWATER DISPOSAL See Figure No. 13, Page 8-15 Dry sewer lines are in place for a portion of the Kealakehe Parkway with an extension, to the Kealakehe .Sewage Treatment Plant. This line is to 4-11 become active when the new Kealakehe High- School opens. Dry sewer lines are also in place at the future Mid Level Arterial, north of the Kealakehe Parkway to the south property line of the Petitioner's property.' When the Petitioner builds the Mid Level Arterial segment at his property, sewer lines will be installed in the this roadway to provide service to the Petition Area. Probable Impacts With the addition of the new Kealakehe Treatment Plant and due to the relative small size of the proposed development, 70 single family residential lots, the wastewater generated from the project should have an insignificant impact on the capacity of the new treatment plant. Mitigative Measures The primary mitigation measures to be employed with regard to the wastewater collection, treatment and disposal system will be the application of all appropriate state and county rules and regulations. These include proper location, design and operation of the collection and' treatment facilities. 4.3.4 STORM DRAINAGE The North Kona area is considered dry and aiid with light rainfall. • Presently, there are no established drainage ways or structures located on the Petition Area. The .natural drainage consist of rainfall percolating through the layers of very porous lava to the underground water table. There is no recorded flooding in the area. The Petition Area is located in Zone "X", an area determined to be outside the 500 year flood plain by the Flood Insurance Rate Map. . Probable Impacts Surface water runoff from the site will be altered. The extent of change will depend upon the amount of paving and other impermeable surfaces that will occur within the Petition Area and the actual configuration of the storm drainage system. Drywells constructed to County standards will be provided within the site and along roadways as required to capture the on site water runoff. Mitigative Measures The on site drainage system will consist of County standard catch basins and drywells designed. to retain storm waters within the site. Drainage a_~z runoff will be controlled through site grading such that runoff will be contained within the site. 4.3.5 ELECTRICAL POWER AND COMMUNICATIONS Underground electrical exist in the Kealakehe Parkway up to the Mid Level Arterial intersection. Electrical stub outs are in place from north of the Kealakehe Parkway along the future Mid Level Arterial to the south property line of the Petitioner's property. GTE Hawaiian Tel is presently working with both the State and HFDC in coordinating service to the new Kealakehe High School and locating a pair gain site either on the school site or off site. Dry conduit lines also exist in the Kealakehe Parkway -for future service to the Villages of La'i'opua. Probable Impacts The electrical power delivery system that would serve the proposed project will require upgrading and expansion to meet the needs of the project. All distribution lines within the Petition Area will be underground for aesthetic reasons. Presumably, with existing and forecast generating capacity, the project would not significantly impact the electrical system of the region. Telephone service to 'the project area will also require upgrading .the system. to serve the project. Telephone lines would be located underground and services through a system of underground duct lines and handholes. Increased telephone service to the project is not expected to significantly affect Hawaiian Telephone Company capabilities or overall system. The CATV system would be expanded as requested arid required to serve the Petition Area. The CATV system would be located within the . underground duct and handhole system. Mitigative Measures When the Petitioner builds the Mid Level Arterial segment at his property, electrical lines will be installed in the this roadway to provide service to the Petitiori Area. There are two options for telephone and CATV service to the Petition Area. Option 1 involves coordination with the HFDC into feeding off the 4-13 telephone service to be provided in the Mid Level Arterial. Option 2 would provide service from the Queen Kaahumanu Highway through the existing industrial park north across the Petitioner's property to the Petition Area. Either way, telephone service will be available to the Petition Area. 4.3.6 POLICE, FIRE, AND EMERGENCY SERVICES Police protection for the North Kona Area is provided by the Hawaii County Police Department operating from its regional headquarters in Kealakehe, approximately one-half mile south of the Petition Area. The Hawaii County Fire department provides fire protection services to the Big Island residents. The Kailua-Kona Station is located on Palani Road above the Queen Kaahumanu Highway intersection, approximately 3 miles from the project site. Emergency ambulance services are provide. 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 and at the Captain Cook Fire Station. The Kona Hospital houses a basic life support ambulance unit. Probable Impacts The development of the Petition Area as proposed should marginally increase the demand for police, fire and emergency services. Mitigative Measures Because the project is not expected to result in significant impacts to the police, fire, and emergency services, measures to mitigate potential .adverse affects are not warranted. 4.3.7 SOLID WASTE DISPOSAL The proposed project will be serviced by private rubbish collection contractors who will truck the. solid waste to the new landfill site located approximately 15 miles north of .the airport at Puuwaawaa. .This new landfill is expected to accommodate initial solid waste volumes of 46,300 tons per year and more as the population in the area increases. 4-14 Probable Impacts The development of the Petition Area as proposed should marginally impact the capacity of the new landfill in North Kona. Mitigative Measures To mitigate potential impacts from the generation of solid wastes, all homeowners and facilities within the project would be encouraged to practice recycling measures to the maximum extent possible. 4-15 CHAPTER FIVE Alternatives to the Proposed Action 5-, 5.1 INTRODUCTION In compliance with the provisions of Title II, Department of Health, Chapter 200, Environmental Impact Statement Rules, Section 11-200- , 10(6), the alternatives to the proposed action are discussed in this chapter as follows: No Action and Alternative Uses; Industrial Expansion. 5.2 NO ACTION The "no-action" or "no-project" alternative would retain the present status of the project lands in their existing natural state. Leaving the property undeveloped will result in the loss of a timely opportunity to provide retirement communities on the Island of Hawaii to capture a market niche that the other islands have begun to develop. No development -could potentially create this type of community being built in outlying areas that are not contiguous to Kailua-Kona resulting in increased infrastructure cost to the general public and lost of rural land not otherwise designated for this type of use. Leaving the property undeveloped will also result in the loss of potential revenue to the state and county governments. 5.3 ALTERNATIVE USES The County General Plan identifies land in the Petition Area as an Urban Expansion Area. This designation "allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not been determined." A review of the Final Keahole to Kailua Development Plan indicates the Petition Area is proposed for Urban Expansion Uses. Within the context of these plans, alternative land uses considered for the Petition Area include. industrial and commercial activities. 5.3.1 COMMERCIAL EXPANSION The Final Environmental Impact Statement for Honokohau Industrial 'Park, April 1990 which included the Petition Area in Increment II, proposed the development of this increment for commercial and service related uses. This would include uses intended to support proposed civic activities at Kealakehe, along with uses that would support the general ~_Z economic development of the region. Speafic types of activities could include low scale offices, restaurants, and other related commercial operations, as well as wholesale services to retail businesses, businesses which produce local consumer goods, business services which support the local building industry, light manufacturing, etc. It is questionable at this time, if there is a market for these types of commercial uses considering the saturation of commercial properties in the last five years as evidenced by WalMart, Costco, and KTA to mention a few. Until the proposed Mid Level Arterial is fully implemented, the Petition Area would lack the required visibility and traffic access that would make for a viable commercial park. Another disadvantage to this type of development is its close proximity to proposed residential uses. The proposed 70 lots, single family residential community is more sensitive to the proposed contiguous residential uses and will integrate into the natural environment more harmoniously due to its higher percentage of open landscaped space. 5.4 SUMMARY Given the lack of retirement oriented communities in West Hawaii and the growing demand due to the soon to retire 'baby boomer" generation, the proposed use of the Petition Area is believed to 'be the best of the alternatives considered. 5-3 CHAPTER SIX Irreversible and Irretrievable Commitments of Resources and Relationship Between Local Short Term Uses of the Environment and Maintenance and Enhancement of Long Term Productivity 61 6.1 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF RESOURCES The construction and long term use of the project as an active retirement community proposed herein will permanently and irretrievably commit money, time and physical resources. The proposed urban uses will displace the open space currently provide by the site's natural condition. Development of the proposed action will foreclose alternative land uses including other urban uses. Other unavoidable impacts include increased traffic and increased demand on water, sewer, and electrical utility services. 6.2 RELATIONSHIP BETWEEN LOCAL SHORT TERM USES OF THE ENVIRONMENT AND MAINTENANCE AND ENHANCEMENT OF LONG TERM PRODUCTIVITY Short term tradeoffs related to the proposed action are generally associated with the urbanization process. The Petition Area presently consist of vacant land in its natural state. The site provides an open space amenity to the residents of the Kona area. The proposed action will commit the site to particular urban uses (single family residential) thereby narrowing the range of potential beneficial uses and possibly foreclosing future options. The construction of the development will involve greater environmental impacts than are currently generated by the site (i.e., increased water demand, wastewater, traffic, etc.) The open space currently afforded by the site will be altered by the proposed development. Long term losses and or tradeoffs relate to policy objectives of Hawaii residents as expressed through their elected representatives. The North Kona region is widely recognized as entering into a major growth period especially with the increased accessibility of the region via commercial aircraft utilizing the Keahole Airport. To maintain the region's economic viability, a diversity of services and products should be developed to support this increased growth and to maintain a marketing edge in the global economy. The development of these services and products will enable the present and future residents of the Kona area to share in the economic prosperity associated with this growing urban area. 6-2 CHAPTER SEVEN References 7.1 LIST OF REFERENCES American Demographics, The Baby Boom at Mid-Decade, April 1995. Belt Collins & Associates, Environmental Impact Statement for Keahuolu Lands of Kailua-Kona, Prepared for Liliuokalani Trust, October 1990. Hawaii, County of, The General Plan Hawaii County, November 1989. Hawaii, State of, Office of State Planning, West Hawaii Regional Plan, November 1989. Hawaii, County of, Department of Planning and R.M. Towill Corporation, Keahole to Kailua Development Plan, Prepared for County of Hawaii Planning Department, April 1991. Helber Haster & Kimura, Planners, Environmental Impact Statement for Honokohau Industrial Park, Prepazed for Robert S. McClean, Trustee of the Robert S. McClean Trust,. AprIl 1990. International Conference of Building Officials, The Uniform Building Code, 1991 Edition, May 1991. Parsons Birnckerhoff Quade & Douglas, Inc., Draft Island of Hawaii Long Range Highway Plan Executive Summary, Prepared for State Department of Transportation and County of Hawaii Departments of Planning and Public Works, September 1990. Department of the Interior/Geological Survey, Volcanic and Seismic Hazards on the Island of Hawaii, 1990. Department of Transportation, Federal Highway Administration, and State of Hawaii Department of Transportation, Highways Division, Draft Environmental Impact Statement for Kealakehe Parkway,-July 1995. ~-z CHAPTER EIGHT Figures 8-1 8.1 LIST OF FIGURES No. 1 Amendment State Land Use Boundaries Map ......:...........8-3 No. 2 Petition Area/Mid Level Arterial Right of Way ...............8-4 No. 3 Topographic Site Plan ..............................................................8-5 No. 4 State Land Use District Map ...................................................8-6 No. 5 West Hawaii Regional Plan ...................................................8-7 No. 6 Villages of La'i'opua Map .......................................................8-8 No. 7 County General Plan ................................................................8-9 No. 8 Keahole to Kailua Land Use Plan .......................................8-10 No. 9 County Zoning ........................................................................8-11 No. 10 Location Map ...........................................................................8-12 No. 11 Existing Roadway System Map ............................................8-13 No. 12 Water Supply Plan .................................................................8-14 No. 13 Sewerage Plan ..........................................................................8-15 No. 14 Masterplan Concept ...............................................................8-16 No. 15 Vehicular Circulation ............................................................8-17 No. 16 Project Entrance ......................................................................8-18 No. 17 Drivecourt .......................................................................:........8-19 No. 18 Terraced Rock Walls ..............................................................8-20 No. 19 Pedestrian Way .......................................................................8-21 No. 20 Main Street Character ............................................................8-22 No. 21 Mail Kiosk.........: ...........:...............................................:..........8-23 No. 22 Club House Site Plan ........................:....................................8-24 No. 23 Club House Elevation/Section ............................................8-25 No. 24 Club House Elevation/Section .............................................8-26 8-2 Figure I~b. 1: Amendment to the State Land Use Boundaries Map Pau Hana Village, North Kona, Hawaii uttAN Ac [ICU fBtAL 9088.28 N 780].02 E l(EAHUOLIf Petition Area y 0 u[tAN uteAN t JMIJ`'O~ . ~ - ~G p< r N``pYLRJ z .'CQ A(10N w -'-AGRICULTURAL -ute N = TO URBAN i AREA: 12.294 ACRES ~ u[eAN ;a~~ I~ ~o ¦ I~ ~I~ P~ +t CONS[[VA tICN ~ ~1~1 \4a p[pAy H 11 J 111 ; JrT N P~ CONS[[VA ION II ~.P , ? i ~M J0 O ~O YI,O. ft\~ Y[O AN U[OAN \ AMENDMENT TO THE STATE LAND USE BOUNDARIES MAP AMENDING THE STATE LAND USE ROUNOARIES AIAP, H-2, FOR THE COUNTY OF HAWAII, DY CHANGING THE DISTRICT CLASSIFICATION FROM THE AGRICULTURAL TO ' THE URBAN DISTRICT AT H0110KOHAU 2nd, NORTH KONA, HAWAII. PREPARED BT PI.ANNINC DEPARTIAENT COUNTY OF HAWAII 'M K: '-+-9~PONTION Of IB ~ <GRIL 3J.~996 ~ m 0' 600' 7200' 8-3 Figure No. 2: Petition Area/Mid Level Arterial R.O.W. Pau Hana Village, North Kona, Hawaii Comment: The Mid Level Arterial Right of Way is to be developed by the Petitioner at his cost and to County standards. This segment of the proposed Mid Level Arterial which will service the project and also the community at lazge in the years to come, is to be dedicated to the County. I Petition Area 12.294 Acres Mid Level Arterial R.O.W. 2.669 Acres ~ m o. ,s~ ,so~ 8-1 Figure No. 3: Topographic Site Plan Pau Hana Village, North Kona, Hawaii Comment: The Petition Area ranges in elevation from approximately 304 feet at the makai boundary to approximately 360 feet at the mauka boundazy. The Petition Area slopes east to west, in a mauka to makai direction with slopes ranging from 0% to 22% with the average slope being approximately 7%. . 350' Mauka 360' / J / .340' 350' .J ~ ~ i i 30' 340'; 1 \ (i-~ Petition Area 12.29_4 Acres_ 330' ~ \J U ~/~~r ( o o ° 320' 0 310' ~ ~ Q 320' Mid Level Arterial R.O.W. 2.669 Acres 310' ' u ~ ~ ~ -f~--^-.. ~ J n - , ~ 290' ~ ~ Makal ~ m o~ ,s~ 150 8-5 F are No. 4: State Lang .Jse Pau Hana Village, North Kona, Hawaii J-' r •J / i r ter. - rr? rte,/ / I ~ r ~ J ~ ~ u / ~ /\r -mil _ j ~ ~ \ , i / _ ~ ~ v~~ 1 L!'~S • A ~I~:JS 1 T_~ 'f~etition ray ' .rr' 1 r~~ 11 ~-~u i _ ~n,.~~l I ~ ~ ` _ \ _ LEGEND: A A9rieulture C Coneervetlon U Urhen R Rurel Source: Keahole eo Kailua Development Plan, 1991 ' ® I I I Figure 1` . 5: West Hawaii Re} anal Plan Pau Hana Village, North Kona, Hawaii N N ~ y A_a'$~ ~ _ . 1'C' u~ YNLp~SYe KK ~ ~,-s+~ApCOs~ ~y , y+~al L M ~ 1 " ' ,t r m _r.9ID n .t,.: `~xs ^PACl FfC ;;OC£AK reek a-~'+'_ ~z $ ~ ~ x err ;R _ _ m r3'a'x $c~ ~ a ~'v - ~ Ica uAwtut+AE. ~ x^ . , s r _ _ ~SlWMF;~,. 'Petition Area' _ RNMT ~ KA LUA-KONA . ,/dNY'.b t ® Sueraplonal "u ry'~ ~ . Plannl np An• PuUllc LanC• ' Marallan Hama LanA• ~ ~M.~t Source: Kcahole to Kailua Development flan, 1991 0 mi 4 mi 8 mi 87 Figi No. 6: Villages of L 'opua Pau Hana Village, North Kona, Hawaii . 1 ~ v _ ~ - e. ~ra -==Gut . } _ rEAMNEHLr~ -:"'late R n d 1~ LG PUBGC a ee_ _ _ rt~ ~ _ ~ f. t _ ~ 'RF.AtJ114~1E~ _ _ Lltm~ ~ ..y SAGA ~ ~l .-.~i?Q~ "~F ~~?ALRfliy1 by ~ - p~ EALA6 +T _ _ ~.sL-~J~J//_ G _ J~ - 1 is _ - _ - CIF _ _ - _ , ~ -~F . ~ `SF.. - St _ _ N~ _ ~ ~ j~~ES ~ M6A_ ~ ~A46~ 0 GDS _SF .Q-_ C MFR - F-F f ~ ` ~ h 9.''R - ~ _ -IMF A -7-~ ~ & _ NHS- ~-SF M~ SF -~cl - ~ ~ \ ~=SF - R \t ~ AAFM BAC TQfAt Ff4Y.Eau - SF_ 1+J MF IV~~---- r-~ - r-'/_ ~ Ac ssac. t - F-M _ t~- _ acm*u L _ SAG ~'-l: MN4VGYiANGE - '~19- - Clab ~ may= - _ r- _ (I~ -Golf. Course ~ C2wc Center _ i _ C ~ -_1. ~ a-n ]J -~_~G ~ _ . ~ I 1 - ' Soun:e: Horsing Penance and Development Corporatlon 0' 500' 1000' 1500' 8-8 Figu. No. 7: County Genf 1 Plan Pau Hana Village, North Kona, Hawaii ~ J~ % r - EA, LD \ n/ r' D~ ~ 1~ _ OP i ,SIN p ~ ` IN w ..Y ~ i JL/ I ~ ~ OP -NI \ . I I I / '.I I ~ f I ~ It~y,~_ " ~~I ~ _ ~ r"`-" ~ ~ Op l~ I ^ I RI R I ~ _ I OP f~_ ~1 CEGEND: OR Orcnarde 4~) I ~ LD c EA Eztenelve Aprlculture \ O Cenaervatlon MD DP Ogen MD R Resort LD Low DeneltY R MD Medium Denelty R MD Hlgh Denalty IN Industrial o MD ~ UrOan Ezp anelan ' ® Floodplaln ' Souxe: Keahole to Kailua Development flan, 1991 ~ m o~ z~o. ~oo. 8-9 Figure No: Keahole to Kailua L td Use Plan Pau Hana Village, North Kona, Hawaii s~ ;{R,~ ~.f ~ may: ° ~ ~ t 'f~5 r 1{6ACAI~EHE PLPNMED~' , , • • 3~ RES ~ wre.r COMMIMTY~ \ ~ ~ _ .....ww 1 i, '~1~,p ~ etition Area y ~ ~ , ,-~~//JJ') COURSE. ~'t~'~ f~ M' ` CPEN L ~ i.~ .mow ~~i ~ y Oueen LIIIuok Alanl ~ RED ~,/~~IZ ~a < oooua[a ~ ChilGren'e Center u~p ~e d' ei ~srn e~~,~ uw ~v~ rt J CS ~.j \~1`~ I'!r? ~-M 2. } ~ l.r?. ~ CIVIC 3 BUSNBS ~i- RATONAL _ ~ CENTFA I'. CULTUiIAI PART( _ ~ . v~ R,` r' ~~TEAFRONT PARK - mwe80R COMPLEX pESORf/REG ' ».a+. - ' Source: Keahale m Kailua Development Plan, 1991 ~ m 0' 2000' 4000 8-10 F_ ~ zre No. 9: County Z. ing Pau Hana Village, North Kona, Hawaii -a• - ~ i .r - ~ ' ~3a ~ _J / ...A-1a~ r ~1,~ ~-4 ~ s-7s UI~1 nedJ~, CN-2 ~ D-a.7 n V-1.2S i i~~ a \ ~ ^~RS-I ; j RS ~ ~ RM-I ~ , _t v _ ~ V-]2S ~ 2 Ra-tE _ QiV=20` 1 _ Rtd~SS ~ open open R9-7a ~"0~7en I Unplanned 1. / - v-.7s RM-L2 ~'1 RM-3.0 J.~ RM-1 I' v/ /J irlt ~ RM-2 RS-7.5' RM-1.3 \ ~ J,sr Petition Area ML-ta ~ . i i c r.,.. _ ~ 1 Open ~ 11 ' ~ ~~~yt' ~ L-1 I 1 LEGEND: Pen 11 RS 91npN Family 1 Residsrrc4l 1 \ ~ I 1 RD OouEN Famly 1 _ _ ~ Resfdenflel ~ ~RM MuRble Family RM-3 \ ~ - ReeMantlel _I V Resort Hobl _ VH Reeort O VS Reeort CV-10 CV Vlltapa Commoclel ~ CN Neip~oprhood ' Commerclel CG General Commerclel J Ml Llmked Induetrlal MG ~ General Indusnlel _ V-7.25 A Aprleunuro Open (O) Opan Unplanned (U7 Unplanned • Soun:e: Keahole to Kailua Development flan, ]991 ~ m o. z~o• ~oa~ a_7, F: _ xre No. 10: Location ~ap Pau Hana Village, North Kona, Hawaii i~ ~ - a ~ ..t~~..y`: HOST ^f..,t': I. I --~+'NC:: " ~ ° .Par. ~ ,r '-?`~~wr •c_ ~ _ M 1 L q 4 ~~i Ooma _ . o + II'~~ "s~+i i-KOhanalkl ` ~ ~'~~~s Resort s i~ n - ~ _ _ 111111 see ~Kaloko~,-j Intlustrial a ~C?FiC~O.C£.4M '.roe t - Honokohau_ tSubdlvislon l ~>r~ " : National s `N•` .~,s ~ Historical _ d'-- _ ° ' i §a"~'^ -.,x" anW ,a'" .a,. 'Palk ° ~ LanlhaU R = ~e_„r~.~ ~ > ~orP. Petition Area ° m,~Hanokohau ,'may • ~ ""~'iSmall Boat Harbor i*^~ ~ _ _ - 3 - AACIU tf7l W w - ~ _ ~ ~ ....yA~- ~ Kealakehe Planned I - -'Isemoto ~ Community "fj"` ~ ~ :ram ~~~~n ' "T`. ~Statlon 1~ ~ ~_r•~. ~+h iu~'- taw+ mr .u LanGflll h a If.11fYf /OlkF" § f;. 1' , Oueen Li liuokalani Trust w ° m t r 3r. I ~ - a I' ~ ~,w~, ~ ` $ubClvialon' tl s / 1 ~ Inauamal:. - r__ ~ ~ Kailua-Kona .>s. ° ~ ~ - d ~ I f Island of Hawaii ^ Souice: Keaholc to Kailua Development I9an, 1991 I I I Zlb~~ ~Ol)~ 8-12 Figure T . 11: Existing Roadv. y System Pau Hana Village, North Kona, Hawaii NORTH KONA DISTRICT ~ 0 D 2 pG ~ `~~y ~ ~ L~ Hikimoe Si. Q C ~ \ 1. ~ Q i~ I: ~ . 1 y... 2 A Hao Kuni G PY dy St. ~o~~o Poa K~p,~ PECONg,~P~ THOU ~ ~N Kiwi St. lac lU~yOE ~lUa9°5 ~a 104 s v~ P° Pa~ac\ Scarce: Draft ELS. Kealakehe Parkway, 1995 2000' ~OQ~ 8-] 3 Figs. No. 12: Water Supt Plan Pau Hana Village, North Kona, Hawaii 7 MG •OF I30?~ ~=~i _ MID'LEVFL WATER 1 ' ~ ; ~~OF 7200 _ Ez. 0.05 MG - _ v 1:0 MG _.AF 9358 ~ • ~ ~E:.12 j6 ~DF1200 Er. O.IO.MG ~ am~a=' LO MO• OF, ',90 w ~~i 1 ~e---III A T ~ '"il I.0 NG Y I ~'~pF 2G0\b 1~11:.,~1 t i6,. ` 1 590 ~ v,i - : r I- \ I 1 - LO MG ?i r.. i~ f \'G ~ ~ Jam." O ~ OFS i \ i \ E*~ p W I ~ S' ~ 9 wit r ~ ~."-1 U]iE PLANNED i' ~ "s, ~ ' ~ _ , - rt - ~ ~ ~J.O MG ~uvrc. COMAalM1'Y LO• MG 1 ~OF ~ " s+ • \fi OF 323 - OF 590 ~u \ S w.. ,Ex.0.30 r - OF 325 OF 325 - ` w Il Petition Area - - \e - t ~~COUILSE I.0 MG 4 GOLF ~ - ~ LWRID MD. 5i YS'i! ovtwwuc . i'L0 MG . ~ 1 ~ - . J;~ OF 13B y'12 ~ _ , __~~pVIC a BuSra3s :..-NArtonAL ~ _ - i - - DER ' i 4 ~ ~ CULTURAL PARK ~ I A, _ J "~I. s~2~ . ~ - ~ wA7ERPRONf PARK \ - i - ~L ~ NAR. B~0=R Cornw_Ex RESOaTaEC , LEGEND Q EXISTING RESERVOIR t4 ~ ~ PROPOSED RESERVOIR ~l ~ L0 MG RESERVOIR CAPACITY MILLION GALLONS pal,:.' OF OVERFLOW ELEVATION ~ E%1 STING BOOSTER STATION ~ PROPOSEy BOOSTER STATION WATER RESOURCE OEV ELOPMENT ZONE PROPOSED WATER MAIN ' - E%ISTING WATER MAIN Sou+ce: Keahole to Kailua Development flan, 7991 m 0' 2000' 4000' 8-14 Fig .re No. 13: SeweragE lan Pau Hana Village, North. Kona, Hawaii r - ~ ~ ' e~,.d 0.? a.~ I .rte--: Iy Gne , /O .i. - ~ 4 ~ _ -1{ EME PLANNED .,.,'~(I ill 1' Ns\0 ~wu. woo ~ K_ 1 , Petition Area y , ~ . N cFFUIENT ' `t, 'l;'_ iy ~ ~ Y ~ ~p Aaav ~ UNE~2 ~ ~ Ma. I ~~,^yI ! u. ~ i , f ,]0.25 MGD ~y v".:a. 1~_! 0••~ ~ LPifiED INO. y ~a3Ei°..~"`.~~ t f; a ~,9TP No. I iPS No. 7 1 ~''m ~ d, u. ba 492 MGO "Op 0.35 MCO 1 L ~ l'++ iif, ~Op 162 MGO~ ji f.~ ee.. sire. - 14~~/. n ) 30 ~ _ j i ~ OIVlO E BUSla35 ~ „ C NATKMIAL _ aCENLFA ~ ~ CLLTURAL PAW( y. FM a„ PS No. 6 7 - I i Op 0.36 MGO ~ r.~~PS Np.2 ~ WgTERFRONi PAAK 'PRIVATE STP - Op 12YL MGO n ^Oa Q46 MGD \ ~L' v. ` -RnReoR cDewLEZ LE G EN D •eESgRT/REG I .i ~ ,m.ae. ~Va '~l S7•p SEVIAGE TREATMENT y PLANT IIJI Ou AVERAGE FLOW PRIVATE STP- ' Oa Q2T3 Op PEAK FLOW ' ~ ' MGO MILLION GALLONS PER OAY ' GRAVITT SEWERS FORCE MAIN PUMP STATION • - Source: Keahole to Kailua Development plan, 7997 m 2000' 9000' 8.15 Fig e 14: Masterplan Cc :ept Pau Hana Village, North Kona, Hawaii Comment: The masterplan is organized around both a linear street layout and a series of six drivecourts. The site is arranged into three terraces with each of the terraces over- - looking each other, providing unobstructed views from the houses to the ocean beyond. The landscaped open space provided within each drivecourt creates an intimate streetscape and should act to mitigate traffic speed, enhancing the safety for pedestrians. main street drivecourt club house M N i^' U Er' , . ~.C~ N d N 1 1 ~ 1 l I~ i view of the ocean 1 ~ m 0' 75' 150' 5-76 Fig e 15: Vehicular Circ ~tion Pau Hana Village, North Kona, Hawaii Comment: The internal roadway layout is designed as a loop system, providing direct, conven- ient, and efficient access to the individual lots upon entering the project. Connected to the loop system are a series of drivemurts which provide access to the lots cluster- ed off the drivecourts. The width of the roadway along with the landscaping at the drivecourts will act to mitigate traffic speed through the neighborhood and to pro- vide for a safe pedestrian environment. ~ roadway loop system ,a:; drivecourt ~ drivecourt i drivecourt I 1 I drivecourt ~ drivecourt i drivecourt I I I I main entry I I I o' 7s 150' 8-17 I lure 16: Project Entr; ~e Pau Hana Village, North Kona, Hawaii Comment: The main entry for the project is located on the mauka side of the Mid Level Arterial and establishes the first impression of the development. Landscaping, street pavers, rock terraced walls, and signage are used to create the sense of azrival to the neigh- borhood. Amechanically operated gate is provided to control access to the project. landscaping street pavers gate rock walls u . ~ m o' io~ zo~ 8-18 Figure 17: Drivecou. Pau Hana Village, North Kona, Hawaii Comment: The masterplan layout is organized azound six drivecourts which act as clustering devices for the residential lots. The drivecourts are intended to provide a sense of privacy within the overall community, mitigate vehiculaz speed through the use of landscaping and street pavers, and provide variety in the spatial form of the neigh- borhood. (note: location of street pavers may vary from what is indicated below.) drivecourt ~ I landscaping ~ I street pavers ~ I I - street a~ e ~ : I ~ F . k I • I - ~ ~ I - -.T---- ----r------~ j ~ ~ j I I I I I I I I I I I I I I I I I I I I I I I j I I I, I I I j I I I j ~ m o• zs~ so• 8-79 Fiz re 18: Terraced Rocl 'falls Pau Hana Village, North Kona, Hawaii Comment: The site is terraced to provide a maximum of direct views from the individual lots to the ocean and coastline beyond. Rock walls are used in areas to contain the diff- erent terraced levels and to provide a maximum of flat lot azea at the individual home sites. The use of indigenous building materials will harmoniously blend the development into its natural setting. housing . rock walls view view a::.. . . ~ ~ ^ e is » „ t ~ SECTION AT SITE m o' ao. so~ ~zo l ure 19: Pedestrian ~ y t'au Hana Village, North Kona, Hawaii Comment: A landscaped pedestrian way is provided to allow access from one terraced level to another versus having to walk azound the entire block. This access will assist pedestrians to and from the common mail pick up azea, the club house and neighborly visits. club house x Q • k " " i ,pedestrian way i~ mail kiosk i I I I o' ~s iso~ au Figui ~To. 20: Main Street ~ .aracter Pau Hana Village, North Kona, Hawaii Comment: The central theme of the main street design is the provision of landscaping and the use of street trees and rock walls to create a sense of spatial enclosure. The land- scaping and rock walls will create an intimate spatial environment at the street that will encourage pedestrian activities and social communication. i i ~ i<'I'o?2<.. ' "sw ys~n: :<.:.t~s::. spatial enclosure _~+<<<~:~~Y<-: , LN Y ~ 1 G}~~ Y.;M ~1 front lanai =o~,ss~ s:s~:~ front lanai >t-~~~ I Si~:`• street tree , rock terraced wall ; SECTION I pavement setback ~ right of way setback ; , I 4<.:f: : I o GUi'k~ Url+~ street tree ; I ; Stf'~6t ~ ; ; ; :iandsoap~ng , rock terraced waif PLAN I I I o' s io~ s-~ Figure 21: Mail Kio~ Pau Hana Village, North Kona, Hawaii Comment Mail pick up and delivery is provided at a central mail kiosk located in one of the six drivecourt azeas. On street parking is provided for deliverl and pick up service. (note: location of street pavers may vary from what is indicated below.) pedestrian easement t>i~ , . t n street ~oS. ~ ~ N. ..'~...:J.. mail kiosk I I I o' so~ sa~ 8-23 Figul. ~~To. 22: Club House ce Plan Pau Hana Village, North Kona, Hawaii Comment: To increase the marketability of the project and to provide the type of social and recreational amenities that active retirees expect, a substantial club house facility is being provided. The club house is located on the mauka boundary fronting on a circular drivecourt with adjacent parking. This location for the club house is ideal since the site here commands panoramic views of the coast and the impact on the homes from noise and lights of the club house will be at a minimum. ~ m 25' S0' 8-24 Figure 10.23: Club House I .or Plan Pau Hana Village, North Kona, Hawaii exercise stor. great room ® lounge pool ,o. O ~ m o' ~o• zo~ s~v Figure 10.24: Club House' :vations Pau Hana Village, North Kona, Hawaii ¦ NORTH ELEVATION SECTION LOOKING EAST I I I o• is• 30' 8-26 CHAPTER NINE Project Presentation Drawings 9-1 ~ m v ~ ~ ~ m F~, -i m ~ n z ~ Z ~ o ~ ~ ~ Y f i 7 I . _ /r . ii ~ ~ ~ w•~ s . goeeq x z a 1 o. + F N _ M`~ r~as/f~i /~.qRY ~ o ~ i ~ ~ ro ' _ to sl[ Y' Yx15 m y r ¢r ea. r. C 0 ? o V ~2 nE.\E 9~ 1 ~ a ~ ~ Y ~ .oil a ~ 1. c ~ a ~ ~ ~ n _~r _~J- _yy . 7 I N ~ ? eg 'Y' lO - ~ 111 ~ ~ i ~ ,°r Z 2 ~ tiv-' ~ 1~ O ~ n o N ~ T ~R w ~ n ~ G7 = ~ r o ~ 7C Z _a D^ ~ ~ 1 I 0 Q ~ ~ ~ • a _ N _ - - 1 ~ ' ~ _ N 1 r d Nm 11 y ~ DE.V y~ v E _ f 1 ~ o m N, z ~ - , ~ ~ ~ oo m ~ ~ o m b l d ~l + 03J 11 ot~ ~~~U' m jC ~ ~ ~ ~ ' ~ s~~ - ~ ~ ~ TRUE NORTH ~ ~ 0 9 Z ~ .F' w ~ n °x 7-- ~ a ~ n 3 o ~ r f ~ 'a o ~ ~ 1-~ Try ~ A C, 3 r+ ~ NOF1TFi~- o y rn ~a o _ oo ~ b e 'o '7 o" H 3 ~ ~ ~ b ' ~A m T Z Na O ~-a . ~ ' CD V ~ m i N • W A ~ "i . O O - ~ O O O Q _ ~ 1 ~ I ~ ~ I ~ ~ ~ ~ ll ~ . 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RT 1 T O a ~.~.1 z i r v 7 0 ' ~ C m ro 0 m / i. F m oo~ oT m ~ • a ~ z n • ~ z .a ' \ ~ o 9 m c ~ ^~y m ~ ~y ~ ~-~.3`....~ H y 9 y m ~ m y i f - a ~ ~ ~ ~ o O m N m ~ m ~ p ~ ~ 1 m ~ 5 F m ~1 p~ Fo O ~ z z ~y v o ~ y ~ ?l O r ti 1 ~~w -1 • ) N - y ~ fi. m m a "J O A ' n A S ~1 ' A A n - 1 I ~ ~ O O y ~ L. ® 0 ~ N S ~ v 1 r I ~J~J O ~ ^ ~ D ~ 4 ~ ~ ~ B O T j ~ O. S ~ ~ _ Vryi V1 ~ y 01 ~ r~~ L ~ d ~ ~ p m K m O . ~ o ~.r tD mom ~ y'~ S V man8 v v a v v, v v ~ n j , tiro $ $ $ ~ $ $ $ m[zT7 ~N°m ~ A ~ ~ n5 ~ _ S f~ W v ~ ~ m n ~ ~ ~ ~ ~ ~ n Z ~ N {,y ,l II ~m ~ ~J o V ~ ~x,i ~ ' 4i ~ 7llY _ - r~~ r. r ~ .l X /`.t _ '~~JI `N. li a A A O S S ^ x p ~ ~x~ p V O. ? ~ ~ ~ ~ r O ~ n ~ O y O H H ~ T b ~ ~ A m ,~Y ej O ~ !p V.e ~ ~ tD mom V r ~ % -Jl T ma ~r mrm n s = I d, O O C ~ 7 ~~m nm >m Y ~ n o ~ - ~ s m 0 r r ~ x • ~ I vi m N m v D Z N , \ C7 ~ i ' Z Z_ W ~ Q_ n 3 ~ ~ 1 j~, ~ 27, q r ~ y m ~y, r ~ ~ ~ ~ ~ ~ ~ ~ %~~k ~ ~ ~ ~ ~ rn F .,y ~r'r. + b.,,1',~s'y ~y~7,~)~ v ' ~ r- ; , . Y_ _ O N O • 3 yy p _ i A A a C~ ' ry ~ _ O y x~ o ' r ~ ~ ~ T 4 o ~ s _ ri~j N .•f r' ~ ~ . ~ ~ d ~ Z ~ a m ^ x z m a o a, ~S io m~~ ~ q Y'D S V ~ ~ o-m 2 7 . x SV~ Nxo ~ ~n ~ ~zm ND~ ~ =N qm W 1 > ~ ~ ~ ~ S ~ m CT1 e ~ 1 CLUB HO "CE FLOOR PLAN SC: 1/16 " =1' -0" t t y1Skili • PL: \NNERS :\RCI IITECTS r _ — - - _ _ - -• I Great Room 1,681 SF . 'L_'- t • Exercise Room 940 SF (r a , O Restrooms 428 SF E __,• " -.\\ . Storage 170 SF EXERCISE ROOM MEN 0 e WOMEN \� Lounge 121 SF C< 0 , '' : / N Total Interior Square Footage 3,340 SF d • O, - Covered Walkway Area 2,740 SF I \; I S I ,' '1. , . • I U u 11 1 r,f 1 ) 1 I .' N -k r � \ \ " GREAT ROOM I,ak I jjk"1 1 U; N; i t- rd'' ' . . ,� ¢' ' 'r , 7 .tI h rip)I , h GR =AT LANAI 'tfg Vie ,,,5 ( ," . . \+ is N \ ✓� . _.., \ } \N V 5, c s \ \\ rh1 AA 7 1 � X Y' 1 i e l O ," V. 1f ' v: h.4 ” . : F S 'K1 s ti • • • • 1 An Active Senior Adult Community © 1997, RIEHM OWENSEY Pau Hana Vill a e Ka ilea -Kona, Haroati 7Mn. 7 -4-8: Portions of 26 P O sox 39o747 KAILUA -K ONA HAWAII 96739 TEL AILUA KONA g AleClcan Honokohau Properties, I.P. Date: 4. 15.97 ' Sheet No: I r c r W r - Q. 11--{{ ~r m r m r-~ m v ~ ~ ~ > ~ z w• ~ _ r . l ~ ~ r~ ~ ~„_,r' ~_t ~Q - - m _zi--a~ir- II l V _.z~mu-~- -c ~ ~ O ~ J y . =rnvGS' b 'l/' ~s~. V4 ~~~~~1 ~ ~ , s ~1u ~~-~L , ,f~ _ a - -~.I - A O '3 ' A n a n Ax O A a ~ C. y T O (n _ a ~,In' o R,,1;~/ 1P Y ~ s ~ oo nom. - ~~,1`j n T s ~ y r a ti ° m m o oZ ~ 0 6 cp m ~ m ~ ~ J' "J Sr V m>a ~y S m-m N> ~ z - rozo mm G aim ~ ~ 'Dm r~ ~m N m N m r c s ,_r fn 'n ~ ~ ' ~ ~ m r, n ~ s ~ ~G ~ ~ ~ O s.~_ ~~-~-i l ~i,, Z m - ~ ~ .~I~ ~ 0 ~ Z . P~ ~ (n (7 i Q1 ~1 J i-~ _~n h., . ~ ' 4. ' [14-Z ~CRIZ-~ - ~ J 1 - A4 ~r ~i ~i i fc ~ . . i _ = m~ n~N~ i ' r -~LJ11 J~ ZI7 ~ - ~ . ~ i~ L _ _ a ~ ~ - ~5} ~ y d~ p ~ ~ r} ~ ~ ~ p O ~ ~ T O OT ~ ~ 'n O N N r ~ ~ N v ~ ~ O y~ m z " 'n ~ O p e m cz m~~ » r V r~ O~ D ~ °m m 1'~.y uy~ =z Nxo m z _ m mzm n~ i w (~f1 QI Z Dm N' ~ V W 0 0 ( B MccIe01. emm/ rhy- I 1 \ 11 \98 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROITND REPORT MC CLEAN HONOKOHAU PROPERTIES, L.P. • CHANGE OF ZONE APPTICATION MRE7. 97 -9) McClean Honokohau Properties, L.P. has submitted an application for a Change of Zone from Agricultural (A -5a) to Single - Family Residential (RS -7.5) for approximately 12.294 acres of land. The property is located on the mauka side of Queen Ka'ahumanu Highway approximately 1,800 feet north of the Kealakehe High School at Honokohau 2nd, North Kona, Hawaii, TMK: 7 -4 -08: Portion of 26. GENERAL INFORMATION - 1. Land Ownership: Robert S. Mc Clean, Trustee of the Robert S. Mc Clean Trust, is the sole owner of the subject property. CHRONOLOGY 2. April 11, 1991 - The State Land Use Commission reclassified the subject property from the State Land Use Conservation District to the Urban District. TMK: 7-4 -08:26 • consists of 45.5 acres (Increment I). TMK: 7-4 -08:49 (Increment II) consists of 44.12 acres, for a total proposed development containing 89.62 acres. The Land Use Commission approved the incremental development with the provision that reclassification from Conservation and Agricultural Districts to Urban District would be granted upon prima facie showing that substantial on -site and off -site improvements within Increment I have been completed within five years from the date of April 11, 1991 order. 3. March 27, 1992 - Applicant submitted a request for Change of Zone for approximately 40 acres from Open to "Limited Industrial (ML -40a) and approximately 5.5 acres to General Industrial (MG -5a). This request for change of zone did not include the entire parcel. The 12.294 acres was left in County Unplanned zoned district. 4. April 27, 1993 - Change of Zone Ordinance No. 93 -38 was approved by the County 1 h rtF 50ark's C- 4C1 C6 .14) Pa' 4 .4-.64 O O Council which rezoned 40 acres of the property to Limited Industrial (ML -40a) and 5.5 acres to General Industrial (MG -5a). 5. March 13, 1995 - Request to amend Condition No. J (construction of a 60 -foot dedicable road) of Ordinance No. 93 -38 was filed with the Planning Commission. 6. April 5, 1995 - Applicant filed a Motion for Amendment to Findings of Fact, Conclusions of Law, and Decision and Order with the State Land Use Commission requesting that a 12.294 acre parcel, which is subject to Incremental Districting be released from the Decision and Order. 7. April 7, 1995 - The Planning Director granted time extension of Ordinance No. 93 -38 for Condition B (secure final plan approval of industrial uses within the ML -zoned lands), and Condition No. P (complete construction of the concrete batching plant and commence operations), until April 27, 1997. 8. August 22, 1995 - Order granting Motion for Amendment to Findings of Fact, Conclusions of Law, and Decision and Order was filed which released approximately 12.294 acres parcel from the Decision and Order. 9. January 12, 1996 - Ordinance No. 96 -3, was approved by the County Council, amending Condition J (construction of a 60 -foot dedicable road). 10. February 14, 1996 - Request for a State Land Use Boundary Amendment to reclassify approximately 121294 acres of land from Agricultural to Urban District was filed with the Planning Department. 11. May 19, 1996 - The Land Use Commission entered Order Granting Motion for extension of time to substantially complete Increment I and to apply for redistricting of Increment II to April 16, 1999. 12. July 26, 1996 - Ordinance 96 -85 was approved by the County Council which amended the State Land Use Boundary by changing the district classification from Agricultural to Urban District for approximately 12.294 acres. 13. September 12, 1997 - Ordinance 97 -118 was approved by County Council which amended Condition No. P (complete construction of a ready -mix concrete batching plant) of Ordinance No. 93 -38, as amended by Ordinance No. 96 -3, which reclassified lands from Open (0) to Limited Industrial (ML -40a) and General Industrial (MG -5a). a 0 0 14. October 24, 1997 - Planning Commission voted to continue the public hearing for the subject change of zone application as requested by the applicant to resolve water issues. PROPOSED DEVELOPMENT 15. Objectives: "The project is designed to address the needs and lifestyle of active, senior adult retirees who want to live in a planned community that promotes social interaction, encourages outdoor activities, and is pedestrian oriented. The project will consist of 70 single family residences, landscaped common open spaces, and a main club house facility designed for both social and recreational activities. Emphasis is placed on the design of the neighborhood streets to provide a safe setting for pedestrians and to mitigate the speed of the automobile. Adjacent to the project is the proposed Mid Level Arterial Right of Way which the Petitioner will develop at his cost and to County standards. The Petitioner will dedicate this roadway to the County of Hawaii." 16. In order to accomplish the proposed development, the applicant has concurrently submitted a Planned Unit Development application. 17. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit A Change of Zone application dated April 15, 1.997 and August 11, 1998 Letter) s STATE AND COUNTY PLANS 18. SLU: Urban:::. ; s' 19. Hawaii State Plan Consistency: Economy, Population, Physical Environment, Land and Air Quality, Water, Facility Systems for Solid and Liquid Wastes, Transportation, Socio- Cultural Advancement (Housing) objectives and policies. 20. General Plan Consistency: Economic, Housing, Environmental Quality, Flood Control and Drainage, Public Utilities, Transportation, Land Use Residential Elements, goals, policies and courses of action for North Kona. 21. GP LUPAG MAP: Urban Expansion Area. This category allows for a mix of high density, medium density, low density, industrial and /or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. 0 0 22. Kona Regional Plan: The Kona Regional Plan adopted by the Planning Commission in April 1984, designates the area for Urban Expansion. 23. Keahole to Kailua (K to K) Development Plan: Limited Industrial and Urban Expansion. The K to K Plan was adopted by the County Council by Resolution on April 3, 1991. The Plan was adopted as a guide to be utilized in the development of infrastructure and land uses in the region. 24. County Zoning: Agricultural -5 acres (A -5a). 25. SMA: The subject property is not situated within the Special Management Area boundary. DESCRIPTION OF SUBJECT PROPERTY AND SURROTJNDING AREA 26. Property: The 12.294 acre parcel is an rectangular shaped lot. 27. U.S.D.A. Soil Type: The soils within the project area are classified by the U.S. Department of Agriculture, Soil Conservation Service, as Pahoehoe (rLW) and Aa (rLV) Lava Flows. The Aa Lava Flow has been mapped as a miscellaneous land type. This type of land has practically no soil covering and is bare of vegetation except for mosses, lichens, ferns and a few small ohia trees. This lava is rough and broken. It is a mass of clinkery, hard, glass, sharp pieces piled in tumbled heaps. The Pahoehoe Lava Flow is similar to the a'a flows. This lava has a billowy, glassy surface that is relatively smooth: In some areas the surface is rough and broken and with hummocks and pressure domes. Pahoehoe lava generally has no soil cover and is typically bare of vegetation except for mosses and lichens. Soil is, however, found in cracks and depressions that have been transported there by wind and storm runoff. In areas of higher rainfall, this lava contributes to the groundwater supply through percolation. 28. ALISH: The property is "unclassified" on the State Department of Agriculture's Agricultural Lands of Importance to the State of Hawaii (ALISH) Map. 29. Land Study Bureau's Detailed Land Classification System: Soils within the subject property are classified as "E" (Very Poor) for agricultural productivity. 30. Fauna: No native fauna were observed on the site. Fauna consists of introduced species of birds and mammal pests. No endemic birds were recorded on the property, although short-eared owl or Pueo and the endangered Hawaiian Hawk or 'Io may on 0 0 occasions make use of the area. Although the Hawaiian hawk is an endangered species, the subject property is not considered to be part of its essential habitat. The only native Hawaiian mammal, the Hawaiian hoary bat, may also be present in the area. Bird surveys conducted in the area have indicated the presence of at least two endangered species, including the Hawaiian Stilt and the Hawaiian Owl. The Final EIS states that because the property is arid with no bodies of water and few trees, development of the property is not expected to cause significant impact to the endangered bird populations in this region. Feral mammal observed on the project site include Indian mongoose, cats, rats and mice. 31. Flora: No rare, threatened or endangered species are present on the parcel. The area is comprised of scrub vegetation. 32. Archaeological Resources: An archaeological inventory survey was conducted by Paul H. Rosendahl, Inc. in 1989. Among the 60 sites identified on the property, 14 were assessed as having information value that had been mitigated during the survey and no further work was determined necessary. The final report issued in January 1993 concluded that 36 sites of the 46 were significant for data collection with 'No Preservation'. One site was assessed as significant for information and content and for cultural value as a transportation route. It was not recommended for preservation due to its poor condition. The remaining 9 sites identified as 'Provisional Preservation As Is' contained no identifiable human remains and were considered no longer significant for information or cultural value and thus require no further work. A letter dated August 7, 1997 from the Department of Land and Natural Resources, State Historic Preservation Division states that the development of a retirement community on a 12.294 acre portion of the subject parcel, will have an adverse effect on historic sites, but the applicant would do whatever was required to mitigate this effect. A check of the records indicates that all of the necessary mitigation work for this parcel has been completed. 33. FIRM: The subject property is located outside the 500 -year flood plain (Zone X). 34. Surrounding Zoning/Land Uses: The property is bounded on the north by vacant lands within the SLU Conservation District and the County Open zoned district. Lands 0 0 to the west are zoned Open and Limited Industrial. The limited industrial zone lands to the west are being used for construction and baseyard operations. Lands to the east are within the SLU Agricultural District and the County Agricultural (5a). Lands to the south are within the SLU Urban District and the location of the new Kealakehe High School and proposed Kealakehe Planned Community (Villages of La'i'opua). The property is located approximately 1 mile to the south of the Kaloko Light Industrial Subdivision. PUBLIC FACILITIES AND SERVICES 35. Access: Proposed access to the property is from the proposed Mid Level Arterial which connects to Kealakehe Parkway, a mauka -makai connector road. Kealakehe Parkway intersects with Queen Kaahumanu Highway. 36. Utilities: Water, electrical and telephone service will be made available to the property. AGENCIES' COMMENTS 37. Real Property Tax Division (July 24, 1997 Memo): "There are no comments at this time. "Current Real Property taxes are paid through June 30, 1997." 38. Police Department (July 25, 1997 Memo): "The proposed project will affect traffic and police services in Kona. "Staff recommends that the identified historical and archaeological sites be handled with sensitivity. Soliciting ideas on proposed preservation from interested civic groups may reduce any controversy that may arise and thereby minimize police involvement when construction begins. "We are concerned that the width of the paved, private roadways will not be able to accommodate emergency vehicles when other vehicles are parked alongside the roadway. We reserve comments on the traffic impact until detailed ingress /egress street design plans are submitted. "The study reads that the planned development will have a marginal impact on traffic and police services. Combined with other planned projects in the area (Kaloko Town Center, Oceanside 1250 and Retirement Community for the Heritage Development Corporation on Alii Drive), we believe that this project will create a major impact on traffic and police services. "Thank you for the opportunity to comment." 0 0 Applicant's Response (August 11, 1997 Letter): "This is to acknowledge receipt of your memorandum of July 25, 1997 to the Planning Director regarding our Change of Zone Application (REZ 97 -9) and Application for Planned Unit Development (PUD 97 -1). "Please be informed that Mc Clean Honokohau Properties intends to fully comply with the requirements of the Department of Land and Natural Resource's Historic Preservation Division (SHPD) with respect to archeological (sic) and historic sites. "With respect to overall traffic conditions, McClean Honokohau Properties is willing to provide its fair share of transportation improvements commensurate with its impact on the overall roadway network. "Thank you for your comments on this matter. Please feel free to call me if you have any questions on this matter." - 39. State Department of Transportation (August 18, 1997 Letter): "Thank you for your transmittal of July 10, 1997, requesting our review on the subject applications. ' . - "We have the following comments: "1. The applicant should coordinate with our Hawaii Highway District Office to provide any required improvements at his access to our facility. We are concerned with the alignment of parcel 11 and its access to Queen Kaahumanu Highway:, :: „` `: - "2. A traffic assessment should be prepared to determine the impact the other parcels will have on our State transportation facilities and identify mitigation measures if required. "3. Plans for construction work within our State highway right -of -way must be - s submitted for our review and approval. "4. The variances requested under the Planned Unit Development application should be restricted specifically to the interior area of the development. Planting screen easements under County Section 23 -36 should be not waived for areas bordering on major roadways fronting the development. s _ "We appreciate the opportunity to provide comments." Applicant's Response: (See Exhibit B - September 22, 1997 Letter) 0 0 • 40. Department of Land and Natural Resources (August 7, 1997 Memo): "The application notes that the proposed project, the development of a retirement community on a 12.294 acre portion of the subject parcel, will have an adverse effect on historic sites, but that the applicant would do whatever was required to mitigate this effect. A check of our records indicates that all of the necessary mitigation work for this parcel has already been completed. Please refer to our Memorandum of March 28, 1996, which was written in response to a State Land Use Boundary Amendment Application (File No. A110). Thus, the historic preservation review process is already concluded for this property." Department of Land and Natural Resources (March 28, 1996 Memo): "All necessary archaeological investigations of the subject parcel have been undertaken and the resulting final reports approved by our office. The only remaining site in this area is a burial for which there is an approved Burial Treatment Plan. No further work is required in Parcel 26; the historic preservation process is concluded for the area." 41. Department of Public Works: (See Exhibit C - August 21, 1997 Memo) 42. Department of Water Supply: (See Exhibit D - September 17, 1998, June 8, 1998, July 30, 1997 and April 12, 1996 Memos) 43. Office of Housing and Community Development: (See Exhibit E - July 17, 1997 Memo) Applicant's Response (August 12, 1997 Letter): "This is to acknowledge receipt of your memorandum of July 17, 1997 to the Planning Director regarding our Change of Zone Application (REZ 97 -9) and Application for Planned Unit Development (PUD 97 -1). "Please be informed that Mc Clean Honokohau Properties intends to comply with the requirements of the County with respect to any affordable housing requirements, commensurate with the projects impacts. "Thank you for your comments on this matter. Please feel free to call me if you have any questions on this matter." 44. Fire Department: (See Exhibit F - July 24, 1997 Memo) Applicant's Response (August 11, 1997 Letter): "This is to acknowledge receipt of your memorandum of July 24, 1997 to the Planning Director regarding our Change of Zone Application (REZ 97 -9) and Planned Unit Development Application (PUD 97 -1). 0 0 "Please be informed that Mc Clean Honokohau Properties intends to fully comply with the requirements of the Fire Code, including those sections relating to the provisions of a "key box" to ensure access to the project. "Thank you for your comments on this matter. Please feel free to call me if you have any questions on this matter." 45. Department of Health: (See Exhibit G - July 21, 1997 Memo) Applicant's Response (August 12, 1997 Letter): "This is to aclmowledge receipt of your memorandum of July 21, 1997 to the Planning Director regarding our Change of Zone Application (REZ 97 -9) and Application for Planned Unit Development (PUD 97 -1). "Please be informed that we fully intend to comply with the requirements of the States's Underground Injection Control Code and the National Pollutant discharge System (NPDES) requirements and any other requirement of the Department of Health. All construction activities will be in compliance with the requirements of the 'community noise control' requirements of the Department of Health. "With respect to wastewater disposal, all requirements of the Department of Health will be complied with. For your information, it is our intent that the project's sewer system will connect to the existing sewer line at our property boundary with HFDC. The County of Hawaii Department of Public Works has agreed to accept wastewater from this project at the Kealakehe Wastewater Treatment Plant. "Thank you for your comments on this matter. Please feel free to call me if you have any questions on this matter." 46. AGENCIES - NO RESPONSE Department of Agriculture and HELCO PUBLIC COMMENTS 47. The Department has not received any objections from the general public or adjacent landowners. 0 0 WILLIAM L. MOORE PLANNING 159 11ALAI STREET I11LO, HAWAII 96720 (808) 935- 0311/Fax (808) 934 -0162 'ac.; ( i ( 1 ri +? 11 cu August 11, 1998 • Milton D. Pavao, P.E., Manager ^ii �ll County of Hawaii Department of Water Supply 25 Aupuni Street Hilo, Hawaii 96720 Dear Mr. Pavao: Subject: McClean Honokohau Properties TMK: 7 -4 -08: 26 and 49 As you are aware, a change of zone and Planned Unit Development (PUD) applications for a proposed 71 unit Senior Residential Project were submitted to the Planning Department. Action on these applications have been deferred based on a April 12, 1996 memorandum to the Planning Department (attached) stating that the Department of Water Supply (DWS) system cannot support the proposed application at this time. Since that time, we have received a letter dated June 8, 1998 (attached) regarding water availability for the McClean Honokohau Properties, including the proposed 71 unit Senior Residential Project within the mauka (eastern) portion of the 45.5 acre development area. This letter indicates that before development of the proposed Senior Residential project can be implemented, the installation of a 16- inch and a 20 -inch waterline must be completed along Palani Road. Furthermore, DWS is considering installing these improvements with its capital improvement project funds. Based on the above understanding, we are requesting your concurrence to proceed with the processing of the change of zone and PUD applications for the Senior Residential Project within McClean Honokohau Property lands. In this regard, we are agreeable to the imposition of a condition that the effective date of the rezoning and PUD will be upon execution of the contract for the construction of the 16 -inch and 20 -inch waterline improvements. Your timely response to this request is greatly appreciated. Please call me if you have any questions or require any additional information on this matter. Sincerely, ftkOJL&w L WS) William L. Moore attachments EXKR8B1 cc: Planning Department t A Robert McClean, McClean Honokohau Properti,.,. (•7551 l am (. { R ill ISE ? ,-; DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII Pnino 25 AUPUNI STREET • HILO, HAWAII 96720 TELEPHONE (608) 969.1421 • FAX (8061969-6996 April 12, 1996 • TO: Planning Department FROM: Milton D. Pavao, Manager SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 96 -1) SUBDIVIDER — MC CLEAN HONOKOHAU PROPERTIES, L.P. TAX MAP KEY 7- 4- 8:PORTION OF 26 Please be informed that the Department's existing water system facilities cannot support the proposed application at this time. .Extensive improvements and additions, including source, storage, transmission, booster pump, and distribution facilities, must be considered. Currently, sufficient funding is not available and no time schedule is set. Should you have any questions, please contact our Water Resources and Planning Section at 969 -1421. • - Mi ton D. Pavao, P.E. Manager GGA copy — Mr. Robert S. McClean • A I l / 0 0 s ° e DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII �.!ir p r Ma• „1,`1 ��' 25 AUPUNI STREET • HILO, HAWAII 98720 TELEPHONE (808) 981.8880 • FAX (808) 981•8857 June 8, 1998 Mr.' William L. Moore William L. Moore Planning 159 Halai Street Hilo. HI 96720 WATER AVAILABILITY MCCLEAN HONOKOHAI PROPERTIES TAX MAP KEY 7- 4- 008:026 AND 049 _ This is in response to your letters of February 18.,1998 and May 21, 1998. In regard to your letter of February 18.'1998. several.projects within the Kealakehe and Kaloko areas are being undertaken to'improve the capacity of our water system that services the North Kona area. including the subject parcels. The major intent of these projects is to bring water down from the high -level water sources along the Mamalahoa Highway to service this area, rather than from the Kahaluu Shaft source. The projects in the Kealakehe area that would directly impact the subject parcels include: 1. Activation of the 1.0- million gallon (mg) Honokohau Harbor Reservoir (235 - foot elevation). This should be completed in the near future by this Department. 2. Installation of a sixteen (16) and twenty (20) -inch waterline along Palani Road from the Palani .10 -mg reservoir at elevation 1.200 feet to the .10 -mg Palani No. 2 reservoir at elevation 590 feet. This improvement is consistent with the improvements proposed as part of the North Kona Water Master Plan. (A copy of this.,plan is enclosed ..for ;your.information.) At this time, there is no definite schedule for this improvement by the State. However. in view of the fact that this, is a in our system that is preventing the transmission of water from mauka, this Department is considering the installation of these improvements with its own funds. O O Mr. William L. Moore Page 2 June 8. 1998 In regard to your letter of May 21. 1998. a total of sixty -three (63) units of water [37.800 gallons per day (gpd)] are available to both parcels as follows: 1. Fifty -one (51) units of water or 30.600 gpd from an existing 2 -inch water . servicing the quarry operation and an assignment of 600 gpd through a source agreement. 2. Twelve (12) units of water or 7.200 gpd are available subject to the zone change for both subject parcels. Based on this availability, there are presently enough units for the proposed thirteen (13) -lot industrial subdivision. However. additional units required for the proposed senior residential development will be contingent on the installation of the sixteen (16) and twenty (20) -inch waterlines along Palani Road as stipulated above. If you have any further questions. please call our Water Resources and Planning Branch at 961 -8660. Milton D. Pavao. P.E. Manager GGA:gms Enc. 1 V -1(:21 \ ''',.. • \ t.. 0 ! I , n 1 v. " -.I i • _� 1 o • 7 ( `. / o i ( ' TIN 4 . \ 11 i ` f frt.' o 1. (' ,- ' .1 1 • I I r.04: l.- � ' , I 1 w 3 I I ? 1 6 I "; •' I ! r 0 1'= 1 uo na r " I ' 1 o \ 1 p•... 1 ' i bb I" 100 Yl . a GI �... _� . _ . ..-... I 11�, • 111 1 i� � 1 O ;1. Ul i 1 Vlu � , -�. .�. �.1 �• ' IQ In•I I,I �/ ' i II I . I 1 II, n ti al � N: 9 C , N 1 1 .1 lour c ID m . I i1 I tI• EH • y L� ,.. vp r+ . 1 (I - ) • \fir., 1 I' u" V 1, ti a 1 \ :� 1 .1.x" • ( iut o ,` \ 1 , _., P • 1 t i` I \ I • t . 1 -i • ---r • ) \-c•-•7:7-77I.InII.1771 I 77" :4: 1 77 t :sr '. . .777.:.;1 : ....1 , ,: • .2 ' . '� \I.f' E. I:1iIiC P N R.4 :• t , I v {: wl ':.: .1 , \ I • i� 1 \ '\ . ... ` . i la 1 , �i !• ., `'I ! / \). h fI �, \ � \ •." ' . 1 ,• . . :1I .�. :• j P 1 I, h 1 :.;V• Z li / / �1 1 . 1 . : } ';. . 41 : 111 ', 1 . 1 1� ■ 11 1 1 I • 1 1 , �. -. —.. I. . : ... 9t . , ,. 1 \ 1 \ . --. Y\ 1.1 ' ' �• � l I .�i - � i fiu U i uU 1 i) \ I l '1 I Y. ' *4_11 1 -1 Oo{ - ` • \ \ \'�� ` I ( k II I. . 7 t4' I L;2 j'f' o g l 1 �.� .., l f I Olio C " M1 1 �\^ _.:_� �. i � ? !' E °' SC I • �0 � �� ti I ' 1 1 l'` �` UI , 1 '1 y ' Op 1 ] “ ...(C- )-- " \ \.II �_ • • r+ r- 1 i 1 \\ 1 v �� _ J ® 1 - \ 1 it 'i r,,❑7 p w u u \\ W 1 \ U41111y , G / -1 Ob • ts 11111. 7 Il `) 1 W ll1) { 1 - \ / / - ./ ''\ I1 �: GI tt N N , s3 ca clle 0 0 io DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII o4f p f Ml•�11 ? ,:` . .. 25 AUPUNI STREET • HILO, HAWAII 96720 - TELEPHONE (808) 961 -8660 • FAX (808) 961 -8657 September 17. 1998 • William L. Moore Plannning - 159 Hualalai Street . Hilo.'HI 96720 cR WATER AVAILABILITY MCCLEAN HONOKOHAU PROPERTIES STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 96 -1) ✓lt1ANGE OF ZONE APPLICATION NO. 97-009 =`�--‘, PLANNED UNIT DEVELOPMENT APPLICATION N0. 97 -001 TAX MAP KEY 7- 4- 008:PORTION OF 026 This is in response to your letter of August 11, 1998 on the subject applications. We are in concurrence that the effective date for the subject change of zone and planned unit development applications will be the date of construction contract execution for the installation of the 16 -inch and 20 -inch waterlines along Palani Road. This was originally inferred in our June 8. 1998 letter to you. We are diligently trying to complete this improvement as part of our Capital Improvement Program. Finally, you should be that water service will only be available upon the completion of these improvements. If you have any further questions. please contact our Water Resources and Planning Bra h at 961 -8660. 1 Milto D. avao, P.E. • ■ Manag r GGA:gms copy - Planning Department Mr. Robert McClean. McClean Honokohau Properties C 8T 44 0 Change of Zone Application • P au ana V ilt age : An Active Retiree Coninithzft 1 1 1 • L Petitioner: McClean Honokohau Properties, L.P. P.D. Box 3000 Kailua -Kona, Hawaii 96745 Prepared By: 1 Riehm Owensby Planners Architects P.O. Box 390747 Kailua -Kona, Hawaii 96739 April 15, 1997 L- 0 0 2.1 PROJECT DESCRIPTION The project is designed to address the needs and lifestyle of active, senior adult retirees who want to live in a planned community that promotes social interaction, encourages outdoor activities, and is pedestrian oriented. The project will - consist of 70 single family residences, landscaped common open spaces, and a main club house facility designed - for both social and recreational activities. Emphasis is placed on the design of the neighborhood streets to provide a safe setting for pedestrians and to mitigate the speed of the automobile. Adjacent to the project is the proposed Mid Level Arterial Right of Way which the Petitioner will develop at his cost and to County standards. The Petitioner will dedicate this roadway to the County of Hawaii. 1 2.2 STATEMENT OF OBJECTIVES • Provide a neighborhood environment that encourages a "Sense of Community" and promotes social interaction. • Provide a safe, pedestrian oriented environment. • • Develop a masterplan that fits harmoniously into the local context with housing design that respects the local building vernacular and landscaping that blends with the natural environment. • Develop energy efficient housing design that provides for a comfortable living environment through the use of "passive solar devices ". 2.3 REASON FOR THE REQUEST Provide active retirees with a planned, pedestrian oriented, residential community that better addresses their needs and lifestyle than what is possible utilizing a typical subdivision layout. In order to accomplish the objectives set forth, the Petitioner will be 1 requesting, concurrently with this application, a request for a Planned Unit Development Designation since affords the best solution due to its intent as a zoning ordinance and its flexibility in addressing design issues. L 2.2 o 0 CHAPTER THREE 1 1 1 1 1 1 L Relationship of the Proposed Project to Existing Public Plans, Policies, and Controls i c 1 s - 3_1 0 0 3.1 STATE 3.1.1 HAWAII STATE PLAN Upon previous review and a favorable recommendation by the County of Hawaii Planning Director for the State Land Use Boundary Amendment, the Planning Director found that the reclassification of the Petition Area and its proposed use as an active retirement community "would not be inconsistent with the Hawaii State Plan ". 1 3.1.2 STATE LAND USE LAW See Figure No. 6, Page 9 -8 All lands within the State have been classified into one of four land use districts, Urban, Rural, Agricultural, and Conservation by the State Land Use Commission. With the Amendment to the State Land Use Boundaries Map, the 12.294 acre Petition Area is designated Urban. The 2.659 acre Mid Level Arterial Right of Way lies within the Agricultural District and State Conservation District (2.514 acres lie within the Agricultural District and .145 acres lie within the State Conservation District). Development of the 12.294 acre Petition Area into a residential community would not be inconsistent with the State Land Use Law for an Urban classification. 3.1.3 WEST HAWAII REGIONAL PLAN See Figure No. 7, Page 9 -9 The West Hawaii Regional Plan identifies the Kailua -Kona to Keahole Airport area as a "Subregional Planning Area ". This area is intended for the expansion of uses which "support resort development, housing development, industrial development, agricultural development, and a host of ancillary services ". The West Hawaii Regional Plan recommends, as a course of action, to "direct future regional urbanization to designated Subregional Planning Areas at Kailua -Kona to Keahole and Kawaihae to 1 Waikoloa ". The proposed development, on the Petition Area, would be in conformance with the intent of the West Hawaii Regional Plan. 1 J - 3.1.4 VILLAGES OF LA'I'OPUA See Figure No. 8, Page 9 -10 On December 15, 1989, the Board of Directors of the Housing Finance and Development Corporation, HFDC, approved a plan for the development of State lands at Kealakehe, North Kona, Island of Hawaii. The Villages of 3 -2 1 0 0 i t La'i'opua are designed to provide a range of housing opportunities within a masterplanned community for current and future residents of the growing West Hawaii region. The project will consist of approximately 4,261 residential units on approximately 990 acres of land, mauka of Queen Kaahumanu Highway between Kona Airport and Kailua -Kona town. The target market for the housing will be for low to moderate income groups. It is anticipated that development of the Villages of La'i'opua will occur in a number of phases over a 15 to 20 year period. In a letter dated, August 10, 1995, from Roy S. Oshiro, Acting Executive Director, HFDC, to Gregory G.Y. Pai, Ph.D., Director, Office of State Planning, the following comments were made concerning the Petition 1 Area: • "Land Use Impact: We believe that the proposed residential development would not conflict with the residential, commercial, and public facility uses planned at La'i'opua." • "Environmental and Public Facility Impacts: Our review indicates that the Petitioner's assertion that the proposed project would have less environmental and public facility impact than previously approved uses is correct." • "Water Service Infrastructure: The Petitioner notes correctly that HFDC has installed water infrastructure (distribution lines) to the Petitioner's property line. However, these facilities are to be dedicated to the County of Hawaii, and their use for the proposed project is subject to County approval." 3.2 COUNTY L 3.2.1 COUNTY GENERAL PLAN See Figure No. 9, Page 9 -11 3 The Petition Area's conformance with the County of Hawaii General Plan's "Goals, Policies, and Standards" is as summarized below: L 3 -3 3 0 0 1 . 1 • Economic The project specifically addresses one of the economic policies under the General Plan; "THE COUNTY OF HAWAII SHALL ENCOURAGE THE CONTINUING DEVELOPMENT OF THE RETIREMENT INDUSTRY". The retirement industry today, is one of the fastest growing industries due to the ever increasing average life span in America. Our demographics are changing with a larger percentage of elderly and it is anticipated this trend will continue. The Island of Hawaii is ideally suited to accommodate this growing 1 market due to its hospitable climate, clean environment, and the relaxed lifestyle that is available here. 1 There will be both short term and long term economic benefits to the County of Hawaii. With an estimated project cost of approximately 20 million dollars, there will be immediate short term benefits with employment for the construction, real estate and other related industries which are in critical need of work due to the ongoing economic recession 1 in Hawaii. Long term benefits would be in the form of increased tax revenues and a continued influx of revenues for local businesses due to the additional purchasing power of retirees. • Energy By promoting new development close to our existing town core, vehicle miles traveled (VMT) to services and amenities can be reduced resulting in less fuel consumption. The close proximity of the Petition Area to Kailua -Kona should result in a significant reduction of VMT as opposed to development that occurs in our more out lying rural areas. The housing design incorporates the use of roof overhangs, insulation in walls and ceilings, and windows properly placed to provide adequate cross ventilation. These design elements should reduce the need for air conditioning, resulting in less energy consumption. Solar hot water heaters are offered as an option to the home buyer. Natural light is • introduced into the homes with energy efficient skylights, offsetting the need to use artificial lighting. • • Environmental Quality i Due to the Petition Area's close proximity to Kailua -Kona, reduced !_ driving distances to basic services will result in less air pollution from automobile traffic. L 1 3 -4 1 communities. Through the use of a Planned Unit Development, we can provide parks, design streets for pedestrians and provide a more livable community than what would be possible if the project were designed utilizing a typical subdivision layout. Responding to the growing demand for retirement communities, the project will provide more opportunity for this growing - segment of our population than is available today. 1 • Public Facilities . Non Applicable 1 • Public Utilities 1 The project is consistent with the General Plan's Policies to "encourage the clustering of developments in order to reduce the cost of providing utilities, encourage underground telephone lines where they are economically and technically feasible, and to encourage developers of new urban areas to place utilities underground ". Since the project is being developed in an urban area already serviced with some utility infrastructure, less of a demand is placed on our current infrastructure as compared to development that occurs further. away from our town core. The development will have all underground utilities, minimizing their visual impact on the community. _ • Recreation C The project is consistent with the General Plan's Policy to "review and, if appropriate, revise its 'ordinance requiring subdivisions to provide land area for park and recreational use or pay a fee in lieu thereof ". The club t house facility is being provided within the community to offer recreational amenities, promote a sense of community and allow for • social interaction. This will reduce the strain on our existing park system by having these recreational amenities available on site to the residents. • Transportation In order to provide access to the Petition Area, the Petitioner will provide the Mid Level Arterial roadway section, •approximately 970' long, north from the Kealakehe Parkway for a distance equal to the width of the Petition Area. This Mid Level Arterial is identified in the Keahole to Kailua Development Roadway Plan as one of the major vehicular routes to service growth in this area. L L 3 -6 CHAPTER FOUR 1 1 1_ i 1 Existing Conditions L C L C t To The West: TMK 7 -4-8: 30 Lanihau Partners, L.P. James Greenwell, General Partner 3465 -Waialae Avenue, Suite 260 Honolulu, Hawaii 96816 TMK 7 -4 -8: 33 Isemoto Contracting Co. Ltd. Et Al 648 Pilani Street i Hilo, Hawaii 96720 • 4.5 REGIONAL SETTING & LAND USE See Figure No. 14, Page 9-16 l I The Petition Area is located in the district of North Kona on the western side of the Island of Hawaii, north of the town of. Kailua -Kona. The district of North Kona includes both coastal and inland areas from Nenue 1 Point to the south and Anaeho'omalu Bay to the north, Hualalai Mountain, and a portion of the northwestern slope of Mauna Loa extending to its summit. The district contains a variety of urban settlements in the form of towns, villages, settlements, and residential subdivisions. • Kailua -Kona is the principal town on the western side of the island and the location for most of the population and economic growth. Historically, the town and its surrounding area depended upon agriculture as its major source of employment but that has changed with Kona becoming an important tourist destination in Hawaii. The region between Kailua -Kona and Keahole Airport . bisected by the Queen Kaahumanu Highway is undergoing a transition from an undeveloped open space corridor to a wide range of urban uses. State and County regional planning efforts have identified this region as the primary growth center for the Kona area and it is expected that resort, light industrial, commercial, and residential developments will continue to expand here. L. Infrastructure projects are being constructed, planned or expanded to support the expected growth. The expansion of Keahole Airport, Hina Lani Street and Kealakehe Parkway improvements, proposed widening of the Queen Kaahumanu Highway, and the new Kealakehe Sewage • Treatment Plant are some of the on going efforts to provide the required I infrastructure to this development corridor. 1 L 4 -3 C units in 1987. The significant growth and development of new visitor units has shifted north to the South Kohala District. Nonetheless, growth 1 in South Kohala has a major impact on the economy of the Kona District. 4.10 LOCAL AMENITIES AND SERVICES The Petition Area is conveniently located near a variety of local amenities and services. The town of Kailua -Kona offering retail, office, dining, minor medical, governmental and .recreational amenities is within a 7 minute driving distance. The Keahole Airport is within a 10 minute driving distance and the Kona Hospital is within a 25 minute driving distance. The Petition Area is also conveniently located to some of the - new major retailers in Kona; Costco, K -Mart, WalMart, and Crossroads 1 Center. Police protection for the North Kona Area is provided by the Hawaii County Police Department operating from its regional headquarters in • Kealakehe, approximately one -half mile south of the Petition Area. The Hawaii County Fire department provides fire protection services to the Big Island residents. The Kailua -Kona Station is located on Palani Road above the Queen Kaahumanu Highway intersection, approximately 3 miles from the project site. Emergency ambulance services are provide 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 and at the Captain Cook Fire Station. The Kona Hospital houses a basic life support ambulance unit. 4.11 EXISTING ROADWAY SYSTEM See Figure No. 15, Page 9 -17 The region around the Petition Area is presently served by two State �. Highways, Mamalahoa Highway and Queen Kaahumanu Highway. Mamalahoa Highway • is a two lane minor arterial that provides circulation between Waimea and Kona along an alignment mauka of the Petition Area. Queen Kaahumanu Highway is a two lane principal arterial that provides regional circulation between South Kohala and Kona along a alignment makai of the Petition Area. The first section of the Kealakehe Parkway is in place and extends . from the Queen L 4 -5 a 1 _ Kaahumanu Highway to the north boundary of the Villages of La'i'opua, which is directly south of the Petition Area. A number of County thoroughfares provide service in the vicinity of the Petition Area, Old Mamalahoa Highway, Palani Road, and Hina Lani Street. Old Mamalahao Highway provides circulation and access to agricultural and residential areas on the mauka slopes above Kailua- Kona. Palani Road is a two lane roadway that connects Mamalahoa Highway and Queen Kaahumanu Highway with a four lane segment between Queen Kaahumanu Highway and Alii Drive. Hina Lani. Street is a two lane roadway providing makua makai circulation from Queen Kaahumanu Highway to the Mamalahoa Highway north of the petition Area. 4.12 EXISTING UTILITY SERVICE See Figure No. 16, Page 9-18 See Figure No. 17, Page 9 -19 • Water: Water infrastructure is available to the Petition Area's property line, but presently there are no water commitments. The proposed project time schedule does not require water service until January, 2000. Based on the Petitioner's on going discussions with the Board of Water Supply, water service should be available to the Petition Area within the next 3 years, approximately the time the project would require water service. • Sewer. • Dry sewer lines are in place for a portion of the Kealakehe Parkway with an extension, to the Kealakehe Sewage Treatment Plant. This line is to become active when the new Kealakehe High School opens. Dry sewer lines are also in place at the future Mid Level Arterial, north of the Kealakehe Parkway to the south property line of the Petitioner's property. . When the Petitioner builds the Mid Level Arterial segment at his property, sewer lines will be installed in the this roadway to provide service to the Petition Area. • Electrical: • Underground electrical exist in the Kealakehe Parkway up to the Mid Level Arterial intersection. Electrical stub outs are in place from north of it— the Kealakehe Parkway along the future Mid Level Arterial to the south property line of the Petitioner's property. When the Petitioner builds the Mid Level Arterial segment at his property, electrical lines will be installed in the this roadway to provide service to the Petition Area. • 4 -6 [i'% 0 0 I Kaahumanu Highway to the north boundary of the Villages of La'i'opua, which is directly south of the Petition Area. A number of County thoroughfares provide service in the vicinity of the Petition Area, Old Mamalahoa Highway, Palani Road, and Hina Lani Street. Old Mamalahao Highway provides circulation and access to agricultural and residential areas on the mauka slopes above Kailua- Kona. Palani Road is a two lane roadway that connects Mamalahoa Highway and Queen Kaahumanu Highway with a four lane segment between Queen Kaahumanu Highway and Alii Drive. Hina Lani. Street is a two lane roadway providing makua makai circulation from Queen Kaahumanu Highway to the Mamalahoa Highway north of the petition Area. 4.12 EXISTING UTILITY SERVICE See Figure No. 16, Page 9 -18 See Figure No. 17, Page 9 -19 • Water: Water infrastructure is available to the Petition Area's property line,• but presently there are no water commitments. The proposed project time schedule does not require water service until January, 2000. Based on the Petitioner's on going discussions with the Board of Water Supply, water service should be available to the Petition Area within the next 3 years, approximately the time the project would require water service. • Sewer. • Dry sewer lines are in place for a portion of the Kealakehe Parkway with an extension, to the Kealakehe Sewage Treatment Plant. This line is to become active when the new Kealakehe High School opens. Dry sewer lines are also in place at the future Mid Level Arterial, north of the Kealakehe Parkway to the south property line of the Petitioner's property. . When the Petitioner builds the Mid Level Arterial segment at his property, sewer lines will be installed in the this roadway to provide 1 service to the Petition Area. • Electrical: • Underground electrical exist in the Kealakehe Parkway up to the Mid Level Arterial intersection. Electrical stub outs are in place from north of the Kealakehe Parkway along the future Mid Level Arterial to the south property line of the Petitioner's property. When the Petitioner builds the Mid Level Arterial segment at his property, electrical lines will be { installed in the this roadway to provide service to the Petition Area. • 4 -6 I s O O • Telephone and CATV: There are two options for telephone and CATV service to the Petition ( Area. Option 1 involves coordination with the HFDC into feeding off the 1 telephone service to be provided in the Mid Level Arterial. GTE Hawaiian Tel is presently working with both the State and HFDC in coordinating service to the new Kealakehe High School and locating a • pair gain site either on the school site or off site. Dry conduit lines also exist in the Kealakehe Parkway for future service to the Villages of La'i'opua. Option 2 would provide service from the Queen Kaahumanu Highway through the existing industrial park north across the Petitioner's property to the Petition Area. Either way, telephone service will be 1 available to the Petition Area. 1 4.13 TOPOGRAPHY The Petition Area ranges in elevation from approximately 304 feet at the makai boundary to approximately 360 feet at the mauka boundary. The Petition Area slopes east to west, in a mauka to makai direction with slopes ranging from 0% to 22 %. The average slope for the Petition Area is approximately 7 %. 4.14 VIEWS The following viewsheds (i.e., the area visible from a viewpoint) exist in the Petition Area: Makai: The Kona Coast and ocean, including Honokohau Harbor and Marina, and the Kaloko- Honokohau National Historic Park. Mauka: The slopes of Hualalai. The western (makai) viewshed from the Petition Area has panoramic views of the North Kona coastline with significant views of the town of Kailua -Kona to the south. Directly west are views of light industrial 1 buildings directly mauka of the Queen Kaahumanu Highway and views of the Honokohau Harbor on the makai side of the Queen Kaahumanu 7 Highway. \_ L 4_7 • 0 0 From the bottom of the slope looking eastward (mauka), panoramic views of the western slope of Hualalai and scattered residential subdivisions are available. 4.15 PHYSICAL FEATURES The majority of the Petition Area is in its natural state covered with rough a'a and pahoehoe lava flows. Rock walls do occur in some areas, one running along the mauka boundary line and one running mauka makai in the southern section of the site. 1 4.16 FLORA AND FAUNA 1 Information for this section has been augmented from flora and terrestrial fauna surveys conducted in the vicinity of the Petition Area 1 (Char and Associates, 1986). Ad biological field inspection of the Petition Area was not conducted. + The Petition Area is comprised of one principal vegetation zone: scrub vegetation. This zone consist of a mixture of grass and shrub species with scattered trees of kiawe (Prosopis pallida). Ground cover varies from 40 to 60 percent on pahoehoe flows, and only five to ten percent on the rough a'a flows. 1 Fountain grass (Pennisetum setaceum) is the most abundant species in the vegetation type area. Locally common are the pili grass (Heteropogon contortus) and Natal redtop (Rhynchelytrum repens), although in some areas the grass cover may be composed equally of the three species. 'Ilima (Sida fallax) and 'uhaloa (Waltheria indica var. americana) are the most commonly encountered scrubs. Maiapilo (Capparis sandwichiana var. zoharyi) may form localized" patches in some areas. Other species vocationally observed in this vegetation type include partridge pea (Cassia lechenaultiana), indigo (Indigofera suffruticosa), noni (Morinda citrifolia), Christmas berry (Schinus terebinthifolius), and klu (Acacia farnesiana). Kiawe may form small clumps composed of a few trees, eight to twelve feet tall. Shrubs such as 'ilima, indigo, and 'uaholoa form a dense shrubby layer beneath these trees. Ferns and a few annual species may be found in Z the cracks and crevices of the pahoehoe lava where it is damper and i shadier. i 4-8 r_ The presence of mammals such as the mongoose (Herpestes auropunctatus), house mouse (Nus musculus domesticus), black rat ( Rattus rattus), Polynesian rat (Rattus exulans hawaiiensis), and feral cats (Felis catus) is possible. Bird surveys conducted in the area have indicated the presence of at lease two endangered species. These include the endangered Hawaiian stilt (Himatopus himatopus knudseni) which is known to be present in the pond areas along the Koloko and Honokohau coastline and the Hawaiian owl (Asio flanneus sandwichensis), which is known to be present in upland areas such as the petition area. 1 4.17 CLIMATE The Petition Area enjoys light and variable breezes during most of the 1 year with diurnal heating and cooling from onshore breezes during the day and offshore breezes during the night. Still air occurs about 29% of the time at nearby Keahole Point. The temperature for the year varies between a low of approximately 66 degrees F to a high of 88 degrees F with the mean average temperature being 75 degrees F. Because of its leeward location, the Petition Area has a relatively dry climate. Some rainfall occurs in conjunction with winter storms, and some occurs during summer afternoons and evenings as a result of the offshore and up slope movement of moisture laden marine air. Average annual rainfall varies 1 between 30 to 40 inches. 4.18 DRAINAGE The Petition Area is located outside of the 500 year flood plain (Zone X). Existing site drainage is generally in a westerly direction due to the topography of the land. 4.19 LAVA ZONE 1 The Petition Area is located on the western slope of Hualalai, one of the five volcanoes comprising the island. Hualalai is much older than Kilauea and Mauna Loa, and its eruptions occur far less frequently. Hualalai has erupted near its summit, along the northwest and south southeast rift zones, and from vents on the north flank of the volcano. Twenty five percent of the volcano is covered by flows less than 1,000 years old. Hualalai last erupted in 1800 - 1801 from several vents on the 1... 4 -9 northwest rift zone. Large lava flows spilled down both sides of the ridge formed by the rift zone and quickly reached the ocean. All of Hualalai is included in Zone 4, With Lava Zone 1 being the most severe and Lava Zone 9, the least severe. The flanks off the volcano do not have a distinctly lower hazard than its rift zones because the distance from the vents to the coast is short and the slopes are steep. 4.20 SEISMIC ZONE The entire Island of Hawaii is susceptible to earthquakes most of which are directly related to volcanic activity and are caused by magma moving beneath the earth's surface. A few are less directly related to volcanism; these earthquakes originate in zones of structural weakness at the base of the volcanoes or deep within the earth beneath the island. 1 The Uniform Building Code classifies the Island of Hawaii as a Zone 3 area for the purpose of structural design in buildings and other related structures. The classification system is based on a scale of 0 to 4, increasing _ in level of risk due to seismic occurrence and danger. The County of Hawaii Building Division requires that all new structures be designed to the earthquake criteria detailed in the Uniform Building Code. 4.21 ARCHAEOLOGICAL INVENTORY SURVEY Paul H. Rosendahl, Ph.D., Inc. (PHRI) conducted an archaeological inventory survey of the Petitioner's entire property, a 89.527 parcel, commencing on September 6, 1989 with field work and completed on January, 1993 with the final report "Archaeological Mitigation Program, Honokohau Industrial Park (Parcel VII); Phase II: Data Recovery, Land of Honokohau 2nd, North Kona District, Island of Hawaii ". The Petition Area of 12.294 acres is a part of this 89.527 parcel. 1 As a result of the original inventory survey of the 89.527 acre Honokohau project area, a total of 60 sites were identified. Approximately 22 of the 60 i sites are located in the Petition Area and the proposed Mid Level Arterial Right of Way. The final report, issued in January 1993, concluded that 36 sites of the 46 were significant only for further data collection with 'No Preservation ", with most of these sites being agriculture complexes. The one site, a s t 4 -10 r .•, o o_ kerbstone trail, was not recommended for preservation on the basis of interpretive value, due to its poor condition. The remaining 9 sites identified as "Provisional Preservation As Is" contained no identifiable human remains and were considered no longer significant for { information or cultural value and thus require no further work. j Copies of Phase 1: Mitigation Plan for Data Recovery, Interim Site Preservation, and Monitoring Report and Phase 2: Data Recovery are 1 available upon request. 1 3 1 1 • 1 L 1 1 1 1 • 1 L r ,. O O 1 1 CHAPTER FIVE 1 1 1 1 1 t 1 Description of the Proposed Project 1 1 1 L S -t O O { CHAPTER FIVE 1 E 1 1 1 1 Description of the Proposed Project 1 1 L ( 54 0 0 r 5.1 MASTERPLAN CONCEPT See Figure No. 18, Page 9 -20 The visual image of an older traditional neighborhood looks very different from that of a typical, large lot contemporary suburban development. Many of our older neighborhoods have a richness of character and a "sense of place" that is missing in our newer residential communities. Historically, there were specific design qualities or characteristics that contributed to create a "sense of place" and promote a feeling of community within our residential communities. Some of these characteristics are as follows: 1 • They are compact and identifiable, and their boundaries are recognizable. This provides a sense of arrival and departure from the boundaries of these older neighborhoods. • They are visually coherent. This is achieved through the use of a consistent architectural language and formal organizing principles. The setbacks of the homes from the streets, the use of front porches, architectural style, materials, and details all contributed to this coherent image. • They possess a strong degree of spatial hierarchy. There is a variety of public open spaces in different sizes, shapes, and physical treatments that allowed for social interaction. • Their street corridors are visually bounded, layered and intimate in feeling. A variety of elements are used to enhance the quality of the streetscape and to provide for this layering of public space. Some of these elements include; street trees, fences, steps, and front porches. • Their street blocks can be understood as comprising their component neighborhoods, suggesting the role of the street as a "social channel" of neighborly interaction. • Parking is accommodated in a mix of on street and off street strategies. 1 • • The neighborhoods convey a strong "sense of place ". These neighborhood friendly characteristics are found in many of our Hawaiian plantation communities and earlier residential neighborhoods. 4 • S -7. Some of the typical components found in these traditional neighborhoods include, narrow roadways, street trees, front lanais, and relatively closely spaced structures on lots narrower than those in current subdivision layouts. These early communities were rich in their sense of community and people knew their neighbors, usually on a first name basis. This type of atmosphere has been lost in Hawaii through the development of our newer communities based on stereo-typical mainland type subdivision layouts with their wall to wall two car garages. Latest studies conducted by a 1989 Gallop Poll indicate that the majority of people in America now want to live in a more traditional small town environment and are leaving the suburbs for this type of lifestyle. The reason for this shift of attitude is the desire for more of a sense of community, well being, safety and pedestrian oriented environment. Using a planned unit development approach to allow more design flexibility, the masterplan integrates some of these traditional 1 neighborhood elements into the design to create a more viable community and enhance the lifestyle of its local residents. The goal of the planning strategy is to provide a residential environment that encourages a strong sense of community values, promotes social interaction and offers the residents pride of ownership in their neighborhood. • The masterplan is organized around both a linear street layout and a series of six drivecourts. This organization allows for a terraced layout on the site with each of the three terraces providing unobstructed views from the houses to the ocean beyond. The landscaped open space within each drivecourt provides for an intimate streetscape and should act to mitigate traffic speed, enhancing the safety for pedestrians. Streets are designed to be in scale with a traditional neighborhood setting and street trees are used to define the street corridor and to create a more intimate public space. The street corridor with its scaled pedestrian environment and landscape theme of street trees is an organizing 1 element that establishes the design character for the entire neighborhood. House lots, clustered • around drivecourts provide a sense of privacy 1 within the overall community. The houses on the linear street corridors are designed with a lanai that is the dominate element on the front of the house with the two car garage set off to the side and setback from the face of the house. 1 t ;_g 0 0 An overall and consistent landscape plan is used for the street corridor. The front yards of the lots, landscaped drivecourts, and main entry develop a look that integrates the overall masterplan into its local context, subduing the impact of buildings. 5.2 P.U.D. VERSUS TYPICAL SUBDIVISION LAYOUT The Petitioner is submitting an application for a Planned Unit Development concurrently with this Change of Zone Application. The primary reason for pursuing a planned unit development approach for the project versus the standard subdivision layout is to provide a higher standard of design and a better quality of life for the residents. As noted in the Zoning Code, the planned unit development is the mechanism the 1 County permits to allow for a higher level of flexibility in design. The standard subdivision has many short comings in the amenities it 1 provides and the neighborhood environment it creates. It lacks neighborhood parks and open spaces for the community to interact. It fails in its ability to provide for pedestrian activities and movement. It inhibits social communication, breaking down a sense of community. In summary, it offers very few benefits to the residents and has minimal advantages when compared to the planned unit development approach. The planned unit development fosters a "sense of community" by offering opportunities for the residents to meet, socialize, walk and experience their neighborhood environment in ways that are not available to the residents of the standard subdivision community. Parks 1 and open spaces can be provided for a variety of activities to occur. It offers a safe pedestrian environment for the residents who enjoy walking and riding bicycles. It promotes social communication through the use of lanais facing the main street and its park system. In short it offers the residents a safer, more enjoyable, and socially rewarding community to live in. • 1 5.3 DENSITY AND LOT SIZE 1 1 With both a RS 7.5 zoning and a Planned Unit Development designation, the density of the project was determined by dividing the gross land area 1 of 12.294 acres by the minimum lot size of 7,500 square feet. By this formula, a total of 71 units may be permitted. The proposed project is composed of 70 single family residential lots, and 1 club house lot. 5 -4 O O F The lots for the single . family residential units, range in size from approximately 4,000 S.F. to 10,500 S.F. with the average lot size being approximately 5,166 S.F. 5.4 VEHICULAR CIRCULATION See Figure No. 19, Page 9 -21 Ingress and egress circulation will be from the Mid Level Arterial on the makai side of the project. The intersection at this area will be designed to facilitate both entry and exit to and from this arterial. The internal roadway is designed as a loop circulation system, providing direct, convenient, and efficient access to the individual lots upon entering the project. Connected to the loop system are a series of 1 drivecourts which provide access to the lots clustered off the drivecourts. The width of the roadway along with the landscaping at the drivecourts will act to mitigate traffic speed through the neighborhood and to provide for a safe pedestrian environment. The main street mitigates traffic speed through the neighborhood without the use of speed bumps by providing drivecourts equally distributed throughout the main street roadway. These drivecourts act as speed buffers forcing traffic to reduce speed at these locations. Not only will the drivecourts slow traffic speed but will also provide spatial interest and visual variety in the community. These measures were taken to provide a higher level of pedestrian safety within the community knowing that speed limit signs are ineffective in controlling traffic speed. It is anticipated that the traffic speed posted for the project will be in the 15 m.p.h. range. The project's internal roadway system will be private deviating from certain County Standards in order to make for a more intimate and pedestrian friendly environment. Road right of way and pavement width for the main circulating loop system shall be approximately 30 feet right of way with 20 feet pavement surface width. Portions of the roadway system may be treated as common driveways and therefore will have a different right of way width than the main roadway system. 1 - '— Curb radii at the main intersections of the internal roadway will be designed to accommodate emergency vehicles and these will be coordinated with the Fire Department. No sidewalks will be provided at the road right of way since the main street is being designed to accommodate both vehicular and pedestrian movement due to its r ' 0 0 f intimate scale. Driveways at the drivecourts will deviate from the County Standards due to the various lots frontage at these areas. With the 1 average grade of the site in the 7% range, street grades should be moderate. 1 5.5 PEDESTRIAN CIRCULATION A primary design goal of the masterplan is to provide a safe, visually stimulating and efficient pedestrian network system throughout the community. Recognizing that the streets in a neighborhood are often used for a variety of purposes besides just vehicular circulation, the street design is developed to accommodate pedestrians, joggers, bicycle riders, and vehicles. The narrow right of way width, the use of street trees, and the location of the drivecourts will provide a setting where the pedestrian feels they have the right of way versus the automobile. Slower traffic speeds should result due to this intimate scale. Traffic volumes should be 1 marginal since no through roads occur at the project. For this reason and also with the reduced right of way widths, sidewalks are omitted with the expectation that the street will read more as a pedestrian environment versus designed strictly for the automobile. All of these elements combined, the narrow streets, the street trees, drivecourts and landscaping will establish a "sense of place" that services both the needs of the 1 pedestrian and automobile alike. 5.6 LANDSCAPE THEME • Sensitive landscaping and the development of a variety of open spaces is critical to the development of neighborhood character in a residential community. What is missing today in our standard subdivision layouts E is a "sense of place" due to their homogeneous look and minimal spatial variety. Too few of our newer communities on the Big Island lack sufficient landscaping to blend buildings into our natural landscape and now the island is developing an appearance of suburban sprawl. Landscaping will play a central role in the masterplan to provide an 1 inviting residential atmosphere with open spaces that are shaded to encourage outdoor activities and social interaction. The major components of the open space environment are the project entry area, main street theme, drivecourts, pedestrian easements, and the main club house grounds. Some of these areas will have uses beyond what they are normally intended for. The main street provides not only vehicular f access but also sets the character for the neighborhood, developing a safe pedestrian setting. The neighborhood drivecourts mitigate traffic speed by F their placement and landscaping. 1 5.7 PROPOSED MID LEVEL ARTERIAL Adjacent to the Petition Area, on the west boundary line, is the proposed location of the Mid Level Arterial segment to be provided by the Petitioner and dedicated to the County. This segment of the Mid Level Arterial is to provide access to the Petition Area via the north stub off the 1 Kealakehe Parkway. Even though the entire alignment of the proposed Mid Level Arterial is still undecided, the location of the Mid Level Arterial at the Petition Area is specific and its location is precise due to its 1 required alignment to the section of the Mid Level Arterial adjacent to the new Kealakehe High School. The Petitioner has engaged the engineering services of Belt Collins & Associates to coordinate this work with HFDC and to date, preliminary roadway design has already taken place to insure its workability. 5.8 OFF SITE UTILITIES See Figure No. 16, Page 9 -18 See Figure No. 17, Page 949 • Water: Presently water is not available to the Petition Area. The Petitioner has had on going meetings with the Department of Water Supply and as of the last meeting with Mr. Milton Pavio, Mr. Pavio informed the Petitioner that the DWS could not at this time commit to water service since the State owns the water system and tanks in this area. When the State conveys the water system to the County, at that time the DWS could commit to water service to the project. The Petitioner anticipates that the State will convey the water supply system including the tanks to the DWS before the Change of Zone and Planned Unit Application are approved 1 and finalized. The proposed project time schedule does not require water service until January, 2000. 1 • Sewer. Dry sewer lines are in place for a portion of the Kealakehe Parkway with an extension, to the Kealakehe Sewage Treatment Plant. This line is to become active when the new Kealakehe High School opens. Dry sewer lines are also in place at the future Mid Level Arterial, north of the - Kealakehe Parkway to the south property line of the Petitioner's property. s S7 1 f O O When the Petitioner builds the Mid Level Arterial segment at his property, sewer lines will be installed in the this roadway to provide service to the Petition Area. • •. Electrical: Underground electrical exist in the Kealakehe Parkway up to the Mid Level Arterial intersection. Electrical stub outs are in place from north of the Kealakehe Parkway along the future Mid Level Arterial to the south 1 property line of the Petitioner's property. When the Petitioner builds the Mid Level Arterial segment at his property, electrical lines will be installed in the this roadway to provide service to the Petition Area. • Telephone and CATV: There are two options for telephone and CATV service to the Petition Area. Option 1 involves coordination with the HFDC into feeding off the telephone service to be provided in the Mid Level Arterial. GTE Hawaiian Tel is presently working with both the State and HFDC in coordinating service to the new Kealakehe High School and locating a pair gain site either on the school site or off site. Dry conduit lines also exist in the Kealakehe Parkway for future service to the Villages of La'i'opua. Option 2 would provide service from the Queen Kaahumanu Highway through the existing industrial park north across the Petitioner's property to the Petition Area. Either way, telephone service will be available to the Petition Area. 5.9 ON SITE UTILITIES All site utilities, water, sewer, electrical, telephone, CATV, are to be located underground. Drainage from the project is to be controlled on site through a series of drywells located in the streets. 5.10 MAIL, RUBBISH, AND EMERGENCY VEHICLE SERVICE 1 The masterplan allows convenient access for service and emergency vehicles. Mail delivery and pick up will be via a mail kiosk located in one of the drivecourts. The street layout incorporates T- Intersections and T- Turnarounds to allow trash and fire vehicles proper access. L 5 -8 0 0 5.11 PARKING Both on street and off street parking will be provided for the community. There will be approximately 37 on street parking spaces provided. Each home will have a two car garage with driveway which provides 4 car parking capacity per lot. Total site parking including the individual homes is 317 cars, which far exceeds what is required by the Zoning Code. 1 5.12 PHYSICAL DESIGN ELEMENTS OF THE MASTERPLAN 5.12.1 PROJECT ENTRANCE See Figure No. 20, Page 9 -22 1 The main entry for the project is located on the mauka side of the Mid Level Arterial and establishes the first impression of the development. Landscaping, street pavers, rock terraced walls, and signage are used to create the sense of arrival to the neighborhood. A mechanically operated gate is provided to control access to the project. 5.12.2 DRIVECOURTS See Figure No. 21, Page 9 -23 The masterplan layout is organized around six drivecourts which act as clustering devices for the residential lots. The drivecourts are intended to provide a sense of privacy within the overall community, mitigate vehicular speed on the main circulation street through the use of landscaping and street pavers, and provide variety in the spatial form of the neighborhood. 5.12.3 TERRACED ROCK WALLS See Figure No. 22, Page 9 -24 The site is terraced to provide a maximum of direct views from the individual lots to the ocean and coast line beyond. Rock walls are used in areas to contain the different terraced levels and to provide a maximum of flat lot area at the individual home sites. This use of indigenous building materials will harmoniously blend the development into its natural setting. C S -9 1 • 0 0 1 5.12.4 PEDESTRIAN WAY See Figure No. 23, Page 9 -25 A landscaped pedestrian way is provided to allow access from one terrace level to another versus having to walk around the entire block. This access will assist pedestrians to and from the common mail pick up area, the club house and neighborly visits. 5.12.5 MAIN STREET CHARACTER See Figure No. 24, Page 9 -26 The central theme of the main street design is the provision of landscaping and the use of street trees and rock walls to create a sense of spatial enclosure. The appearance of uninterrupted wide asphalt surfaces found in so many typical subdivisions today, not only breaks down human scale in our communities but also encourages traffic to speed with no respect for pedestrians. The landscaping and rock walls will create an intimate spatial environment at the street that will encourage pedestrian 1 activities and social communication. In a sense, the street will become a social corridor and act as the outdoor public living room for the community. 5.12.6 MAIL KIOSK See Figure No. 25, Page 9 -27 Mail pick up and delivery is provided at a central mail kiosk located in one of the six drivecourt areas. On street parking is provided for delivery and pickup services. 5.12.7 RECREATIONAL FACILITIES See Figure No. 26, Page 9 -28 See Figure No. 27, Page 9 -29 See Figure No. 28, Page 9 -30 To increase the marketability of the project and to provide the type of 1 social and recreational amenities that active retirees expect, a substantial club house facility is being provided. The club house is located on the mauka boundary fronting on n circular drivecourt with adjacent parking. 1 This location for the club house is ideal since the site here commands panoramic views of the coast and the impact on the homes from noise and lights of the club house will be at a minimum. The club house facility consist of the following: 1 S_1n r Great Room The great room, centrally located, will act as the gathering place for all community meetings and entertainment. It will also serve as a multi purpose room for exercise and other related activities. Pool /Lounge The pool equipped with an adjacent whirlpool tub, will work in concert with the lounge building and great lanai. Limited kitchen facilities will be available in the lounge building with a BBQ area at the rear and outside. Exercise Facility A fully equipped exercise facility, located contiguous to the tennis court, provides the athletic amenity for the project. The tennis court is directly accessible 1 from the great lanai. Public Restrooms Public restrooms are provided for both men and women. Storage Storage space is provided for fold up furniture and 1 _ other items that will be used in the great room. Great Lanai A great lanai with ocean and coastal views will link the various functions and act as an "exterior living room" for the residents to relax and socialize. Exterior Spaces Exterior landscaped spaces will surround the club house and provide cooling shade and outdoor gathering spaces. 5.12.9 HOUSING DESIGN The housing design will be instrumental in adding to the feel of the 1 neighborhood through its use of materials, color, and regional architectural style. Some of homes will have a dominate front lanai that • in most cases fronts the main street or drivecourt. This lanai encourages residents to get to know their neighbors and monitor the security of the neighborhood. There is a rear lanai with some of the homes for outdoor dining and social purposes. At the street facade, two car garages will be set back from the front of the lanai where possible, minimizing their impact. • L 5 -11 o o 1 Energy efficient measures are integrated into the design of each home. The house designs take advantage of the local breezes and provide cooling cross ventilation. Insulation is provided in the walls and ceilings. Low profile solar hot water systems will be offered, as an option, and placed on the roof in an unobtrusive fashion away from the street elevation where possible. Natural light into the homes is provided through the use of energy efficient skylights. Air conditioning will be offered, as an option, and the homes are designed to integrate the AC system should it be requested by the home owner. There will be approximately 6 to 10 model homes, both one story and two 1 story, 2 and 3 bedrooms, ranging in size from approximately 2,000 S.F. (includes interior S.F., lanais, and 2 car garage) to 3,200 S.F. 1 5.13 PROJEt_ I ED SALES PRICE OF MODEL HOMES Sales prices for the homes will range from a low of approximately $295,000 (2 bedroom unit in phase one) to a high to be determined by the prevalent market conditions. The sales price of the homes will vary depending on such factors as proximity to neighborhood amenities, location off a private drivecourt, location on the higher site elevations, views, square footage and time of purchase. 5.14 CC &Rs According to the certified residential appraisal firm of Leremy & Leremy, neighborhoods go through a four phase life cycle... "Growth, Stability, Decline and Revitalization ". Each of these various phases has an impact on the value and the desire of persons to buy homes and live in a neighborhood. Well enforced Covenants may forestall or completely interrupt the decline phase of the neighborhood life cycle. The project's CC &Rs will be structured to maintain the quality of the original design 1 intent and insure the investment of the homeowners will be protected, while they enjoy appreciation for their investment. 1 The project will integrate the design elements necessary to create the "sense of community" within the neighborhood through the implementation of an innovative street layout and home designs. The applicant views the CC &Rs for the project as a tool to insure maintenance of the common areas and amenities acting as the mechanism through which an equitable contribution to the cost of maintenance and repair of 3 L 5 -12 r ' 0 0 the common elements is implemented. The applicant also intends to establish clear and enforceable design criteria for all alterations, repair, and maintenance of the homes in the project, . keeping in mind the target market is the "active retiree" purchaser. The use of landscaping at drivecourts, the landscape easement, and the street trees will create a substantial and valuable asset to the community which will require a commitment regarding maintenance of these areas by the homeowner's association. The masterplan concept is developed to mitigate the cost of common area maintenance that is usually associated with planned unit developments. This is accomplished through the use 1 of highly defined and usable open spaces versus residual open spaces. Historically, planned unit developments generated unusable, residual open space that required - high maintenance and did not allow for community activities. The applicant anticipates with this efficiency in design, a lower common area maintenance fee can be expected. The applicant intends to establish a set annual fee which will be committed ] directly to the maintenance of the projects landscaping based upon a j budget to be approved and amended from time to time by the community association. Unlike many standard subdivisions, the majority of the project's landscaping will be located within the expanded common elements and maintained by the community association. • 1 The applicant anticipates the streets within the project will remain in private ownership by the community association. Therefore, a separate road maintenance assessment will be applied against each lot owner pursuant to a program established by the Board of Directors of the community association for the project. In order to remain responsive to the wishes of those property owners who remain active in community association affairs, the applicant proposes to lower the minimum number /percentage of homeowners required for the amendment of the project rules relating to the project. Too often, community associations are paralyzed by their inability to obtain the necessary two - thirds or three- quarters of all owners required to make any change in the project rules and by laws. 1 - 5.15 RETIREMENT DEMOGRAPHICS American demographics are undergoing a major change today that will have a profound impact on the current retirement industry. Due to the aging of the "Baby Boomer Population ", the share of Americans aged 65 1. w 5 -13 r 0 0 r. i� and older will go from one in eight today to one in five in about 30 years. America is quickly becoming a nation of retirees with the retirement age changing. In 1950, approximately 50% of all men in the United States age 1 1 65 and older were still working. In the mid 1980s, only 15% of men age 65 still worked. The medium retirement age for men is now 62. With the oldest boomers nearing 50, the American Association of Retired persons will gain a prospective new member every 8 seconds for the next 18 years. The number of adults under age 35 will decline a total of 8.3 million 1 1 between 1990 and 2000, while the number of adults over 50 will grow by 12.2 million. This growing segment of our population represents increased buying power. The 45 to 54 group buy more books, women's clothing, non business computers, cosmetics, new cars and trucks, entertainment and restaurant meals than any other group. The combined over 50 population in the United States has a combined personal income of over $800 billion and a total net worth of over $7 trillion. The over 50 group own over 77 percent of all the financial assets in the U.S. They spend more money on travel and recreation than any other age group and account for 80 percent of all luxury travel. They eat in restaurants on the average of three times per week and comprise 40 percent of consumer demand. As boomers continue to go through their 50s and 60s, the number of older consumers and their collective purchasing power and clout will grow exponentially. 5.16 NEED FOR THE PROJECT It is important to the long term economic vitality of the Island of Hawaii to explore new avenues to attract business which can carry the county into the next century. We have begun this process by the creation of new aquaculture and diversified agriculture industries. Due to the recent demographic changes occurring in America, there exist the opportunity to capture a share of this growing market of active retirees. Already on the Island of Oahu, major retirement projects are in the works to get an early edge on this clientele and it is expected this trend will continue. The Island of Hawaii is perfectly positioned to participate in this new industry due to its enjoyable climate, clean environment, rural character and the 1 friendly local aloha spirit. L 4 5 -14 F ... 0 o 5.17 BENEFITS TO THE COMMUNITY The benefits to the community are two fold; benefits to the community at large and benefits to the residents who will live in the new development. • Benefits to the Community at Large 1. Provides more diversity in the local housing market by providing homes to meet the needs for active retirees. 1 2. Mitigates the impact of suburban sprawl in our rural areas and reduces the amount of VMT, vehicle miles travel due to the projects close proximity to the town's amenities and services. 3. Provides employment opportunities and business for the construction 1 and real estate industry. 4. Will attract retirees who are more likely to become permanent residents which provides for a more stable economic base. 5. Brings active retirees who have more leisure time, some of which will 1 offer their time and experience to variety of community service programs. 1 6. Provides additional tax revenues for the County of Hawaii. • 7. Provides a portion of the proposed Mid Level Arterial roadway at no cost to the local community. • Benefits to the Immediate Residents of the Development 1. Provides for a safe, socially conducive, and pedestrian oriented community for our active retirees. 4 5.18 SUSTAINED DESIRABILITY AND STABILITY ISSUES Today, home buyers in Hawaii are becoming more selective in the quality of homes they buy and the neighborhoods they live in. This is partly the 1 result of the amount of new housing inventory on the market and the sluggish local economy. In short its a buyer's market. Real estate agents on the Island of Oahu have commented that the quality of the neighborhood is the deciding factor in the sale of a home now. With the housing market over built there, the buyer is now looking for more amenities and higher quality design in the community environment. This shift in buyer 5 -15 0 O o � F awareness to the quality of the neighborhood versus the individual home will make the proposed project more marketable long -term due to the benefits of living in a pedestrian oriented neighborhood environment. A number of factors contribute to the sustained desirability of a community. The quality of design for both the masterplan and homes, the types of amenities, landscaping and open spaces, safety and security, and design controls all work to sustain the desirability of community. Through the use of a planned unit development, the project is able to offer more quality and amenities along with the necessary design controls to sustain both desirability and stability in the years to come. 1 5.19 RELATIONSHIP TO SURROUNDING DEVELOPMENT There are a number of developments in nearby proximity to the Petition Area, most notably the Villages of La'i'opua, which will have the largest 1 visual impact on the area due to its size and proposed housing densities. Existing residential densities in the area range from RS 7.5, 7,500 S.F. lots to lots one acre in size located in the more mauka areas. With the Villages of La'i'opua setting a precedent for intensity of land utilization in the area, the proposed project with RS 7.5 zoning will not appear too dense and should work well with this contiguous development. 5.20 INTENSITY OF LAND UTILIZATION Using the Villages of La'i'opua as a reference, the proposed project has a 1 lower intensity of land utilization and should not conflict with the development to occur in the immediate area. Comparison of the intensity of land utilization of the proposed project to the Village of La'i'opua is as detailed below: 1 Villages of La'i'opua: • Gross acres 990 acres 1 • Gross acres allocated for residential development 618 acres • Proposed number of residential units 4,261 units 1 Average gross density 4,261 units 618 acres 6.9 units per acre L 5d6 o a O O Proposed Project: • Gross acres 12.294 acres • Gross acres allocated for residential development 10.856 acres • Proposed number of residential units 70 units Average gross density 70 units 10.856 acres 6.5 units per acre 5.21 TRAFFIC IMPACT As mentioned in the Environmental Impact Statement for the Kealakehe Parkway, this roadway system, of which the first segment is presently in place, is being developed to service a number of traffic needs in this area. As stated in the EIS report, "Kealakehe Parkway would help provide new capacity to convey traffic associated with future growth in the Kailua- Kona area." The Petition Area will be serviced directly from the Mid Level Arterial which will be connected to the Kealakehe Parkway. The proposed development will have an impact on the level of service on these contiguous roadways but it is anticipated it would be minor due to the relatively small size of the project and both the Kealakehe Parkway and Mid Level Arterial being major roadways. The Petitioner will be providing the Mid Level Arterial segment at the L makai side of the Petition Area as part of his off site entitlements, providing access to the Petition Area. As a part of this process, the Petitioner will provide a Traffic Report and Access Plan to Kealakehe Parkway with an assessment of the anticipated traffic impacts and required mitigation measures. This work will be coordinated with the County, Department of Transportation, Highways Division, and the L Housing Finance and Development Corporation. 5 -17 ) 4 0 0 f I CHAPTER SIX 1 1 1 l - 1 1 1 1 Project Time Schedule 1 L 1 6 -1 O O 1 6.1 PROJECT TIME SCHEDULE The Owner proposes to develop the 70 single family residential units and club house facility in a total of nine phases, anticipating starting construction on January 1, 1998 and ending final build out on January 1, 2005. The development time schedule is base on a conservative absorption rate, and should the sales market become more aggressive, the time schedules and phases would be reduced. Below is the description of each phase of construction and anticipated time periods: PHASE ONE 6 Months January 1998 to July 1998: Complete the rough grading for the - mid level arterial roadway, located off site at the makai boundary, providing access to the site. PHASE TWO 6 Months July 1998 to January 1999: Complete the rough grading for the entire 12.294 acre project area. PHASE THREE 11 Lots, 12 Months January 1999 to January 2000: Complete the paving, curbing, and utility placement for the mid level arterial roadway. Complete the roadway infrastructure, lot grading, utility connections, landscaping, and main entry for the initial 11 lots. Complete the construction of approximately 3 model homes with sales office facilities. PHASE FOUR 12 Lots, Club House, 18 Months January 2000 to June 2001:. Complete the roadway infrastructure, lot grading, utility connections, and 1 landscaping for the next 12 lots and club house facility. Complete the J construction of the entire club house facility. PHASE FIVE 8 Lots, 6 Months June 2001 to January 2002: Complete the roadway infrastructure, lot grading, utility connections, and landscaping for the next 8 lots. F 6 -2 O O 1 PHASE SIX 14 Lots, 9 Months January 2002 to October 2002: Complete the roadway infrastructure, lot grading, utility connections, and landscaping for the next 14 lots. PHASE SEVEN 10 Lots, 9 Months October 2002 to June 2003: Complete the roadway infrastructure, lot grading, utility connections, and landscaping for the next 10 lots. PHASE EIGHT 8 Lots, 9.Months June 2003 to April 2004: Complete the roadway infrastructure, lot grading, utility connections, and landscaping for the next 8 lots. PHASE NINE 7 Lots, 9 Months April 2004 to January 2005: Complete the roadway infrastructure, 1 lot grading, utility connections, and landscaping for the final 7 lots. 1 t L 1 • t i 1 �ff l L [ 6 -3 0 Fibre No. 1: 0 Amendment to the State Land Use Boundaries Map [ Pau Hana Village, North Kona, Hawaii 1 Ac[ I CU y rUt AL 9068 28 N l<EANUOLV' 7803 02 E Petition Area y ` f 0 c. I ' UZPAM y UeDAN i I . - .'yc - . ' [ A ' AGRICULTURAL NS[ U[D�^" TO URBAN ct t ill' AREA: 12.294 ACRES 1 Y[DAN / 1 1 1 1 a 11 py I • d � ONS[[V AfIC" 1 X11 TOG II[DAN I 1/4, 1 11 1 1 P r' `1/ J 1Y t� COMD [VA {ION 11 EEr ' n If j • tD KO y T a. ♦ a MIA.. U[DAN \ I AMENDMENT TO THE STATE LAND USE BOUNDARIES MAP I AMENDING THE STATE LAND USE BOUNDARIES MAP, H -2, FOR THE COUNTY OF HAWAII, BY CHANGING THE DISTRICT CLASSIFICATION FROM THE AGRICULTURAL TO THE URBAN DISTRICT AT HONOKOHAU 2nd, NORTH KONA, HAWAII. PREPARED BY : PLANNING DEPARTMENT COUNTY OF HAWAII iuM 7-4-3 PORTION Or 26 A PRIL 23 1996 i I 3 0' 600' 1200' I 9 -3 ' a 0 Figure No. 2: 0 Petition Area /Mid Level Arterial R.O.W. Pau Hana Village, North Kona, Hawaii Comment: The Mid Level Arterial Right of Way is to be developed by the Petitioner at his cost and to County standards. This segment of the proposed Mid Level Arterial which will service the project and also the community at large in the years to come, is to be dedicated to the County. 1 1 • Petition Area 12.294 Acres • 1 • Mid Level Arterial R.O.W. 2.669 Acres • <© 1 1 0' 75' 150' f 9-4 e ' Figurc Jo. 3: Legal Descr ° n Map Pau Hana Village, North Kona, Hawaii _ I_ - 1 3 i lst , Q K Q H 6u H K�o�oh1 _�.so_.i -- 3 to w' i - 1 u 0 N APana - -i \ L n p�. 1121 - As o d t�s°. I osa °. ra° ' -' ‘`, � ° a° '. \ %. \ 0 1 \ NI-2., g Parcell \ a Petition Area 1 \ 7 u tl I 2.84 � Cc:. . V t?,,, t L \ 1 ' ?r. c v L . u ^ \`l N N .. ry Q H A N \ - \j 0 \ 1. ' 1 > ti \ \ i - t5 --i I_ \ /r Lrz61 �- °a °zI a p0 .a'.°_ - °" . - i 2 _ 70rn a E ° ea 1 - c ° - J ' • x° \ r 700142 ey - auKnu' o ' '' - - - \ 8 4 I _ i . IL . 1 / N III © 0' 50' 100' 200' . 9 -5 1 e F igure 1 o. 15: Existing Road . y System Pau Hana Village, North Kona, Hawaii I I NORTH KONA DISTRICT CI z •' Q Hikimoe St. 14 k, C r 4', / .::: L. +� �...... \ !J'r'k f ... li 2 '-1 St. Kuni �G is,‘( ° y St. NO \e i n 0, 4 KEP>p• C OIAJ AVr ‘a a l • � Kiwi St. , \O ,/ luNOE of t 1 OPT l VxUages Ian 'l • Gl. �� Po • P a\ Source: Drat ELS. Kealakehe Parkway, 1915 MP I 1 I 0• 2000' 4000' I _ 9 -17 , 6 • s O O "` \" PLANNERS '(l _ t. Lt I raja l : ARCHITECTS `-— September 22, 1997 Mr. Kazu Hayashida Director of Transportation Department of Transportation Stare of Hawaii _ 869 Punchbowl Street Honolulu, Hawaii 96813 -5097 Re: McClean Honokohau Properties, Ltd. Development of an Active Retirement Community Change of Zone Application (REZ 97 -9) Planned Unit Development Application (PUD 97 -1) TMK: 7 -4 -08: 26 Portion Dear Mr. Hayashida: Thank you for your comments sent to Virginia Goldstein, Planning Director, on August 18, 1997, concerning the above referenced project. Below is our response to your comments: ITEM 1: The Petitioner will coordinate with the Hawaii Highway District Office to provide any required improvements at the projects access. In reference to the alignment of Lot 11 and its access to Queen Kaahumanu Highway, Lot 11 is not part of either the Change of Zone or Planned Unit • Development Applications. ITEM 2: The Petitioner agrees, if required, he will provide a traffic assessment as part of the design of the proposed mid level arterial. This traffic assessment will address the impact of the other parcels on the State transportation facilities and will identify any required mitigation measures. ITEM 3: The Petitioner will submit to DOT any proposed construction work in the State highway right -of -way for their review and approval. ITEM 4: The Petitioner agrees that the variances request under the PUD Application should be limited to the Petition Area. The Petitioner is requesting variances to the County's Subdivision Control Code Section 23 -36 and he intends to work closely with the County to reach an agreement on all variances requested. Sincerely, Michael J. Riehm, A.I.A. EXHIBill Q cc. v. Goldstein l..) 0 e 0 0 DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE August 21, 1997 Memorandum TO : Planning Director FROM : � Kuba, Chief Engineering Division SUBJECT: Change of Zone Application (REZ 97 -9) Planned Unit Development (PUD 97 -1) Environmental Report (ER) Applicant: Honokohau Properties, L.P. Location: Honokohau 2 North Kona HI TMK: 7-4 -08:26 We have reviewed the subject applications and offer the following comments: Building ' 1. Buildings shall conform to all requirements of code and statutes pertaining to building construction. Drainage 2. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. 3. Applicant shall be informed that if drywells are included in the subject improvements, an Underground Injection Control (UIC) permit must be applied for from the Department of Health, State of Hawaii. 4. A drainage study should be prepared and a drainage system installed meeting with the approval of DPW. 5. All grading and grubbing activities shall comply with Chapter 10 of the Hawaii County Code. EXHQ1313 o 0 0 Memo to Planning Director August 21, 1997 Page 2 Solid Waste 6. The developer shall prepare a solid waste management plan for the development which is to be administered by the Association of Homeowners or by the developer if no association is established. Wastewater 7. Sewer lines should be installed to tie in with the Kealakehe Wastewater Treatment Plant. Roadways 8. Vehicular access to the individual lots should not be from the arterial road. 9. A Traffic Impact Analysis Report should be performed to enable proper design of roadways and intersections. The intersection with the Mid Level Road may require signalization and /or addition of turning lanes in the future. 10. All roadways should be designed and constructed in conformance with the Keahole to Kailua Development Plan(K to K plan) as adopted by Council Resolution 296 -91 and the County General Plan as adopted by Council Ordinance 89 -142. The Mid Level Road should be constructed and dedicated through the applicant's parcel. 11. Roadway connections to the adjoining parcels should be provided meeting with the approval of DPW. These roads should be open to public traffic. It is DPW policy on large subdivisions to recommend that functioning interconnections be made to adjoining parcels. 12. All roadways within the proposed development should follow the guidelines incorporated in Hawaii Statewide Uniform Design Manual for Streets and Highways and A Policy on Geometric Design of Highways and Streets by the American Association of State Highway and Transportation Officials (AASHTO). These roadways should also meet the requirements of DPW. Curb, gutter, and sidewalks should be required in areas of pedestrian traffic. 13. We defer to DOT concerning improvements within the Kealakehe Parkway right -of- way. • 0 0 Memo to Planning Director August 21, 1997 Page 3 14. In the interests of bicyclist safety, bike lanes should be considered throughout the project. 15. Should the road improvements qualify as an ISTEA (federally funded) project, instead of actual construction, the developer may deposit with the County an amount equal to the cost of construction. The amount shall include all development costs and shall be paid in a manner meeting with the approval of the Finance Director and the Chief Engineer. 4 To confirm their intent to participate in the development of an ISTEA project, the developer shall furnish construction plans for the improvements meeting with the approval of the Chief Engineer, HDOT, and FHWA. The value of these plans shall be used as an initial payment of the developers' financial obligation for the improvements. As an alternative, the developer may deposit an initial payment with the County that will be sufficient for the Department of Public Works to develop such construction plans. We offer the following specific comments on the individual PUDNariance requests: Variance Request No. 16. This seems to be an unreasonably broad request. Variance Request No. 17. This seems to be an unreasonably broad request. Variance Request No. 18. We would prefer to review the details of the proposed pedestrian way prior to giving blanket approval for "a more creative design." Variance Request No. 19. We defer to the Planning Department concerning this request, however, building construction shall conform to all requirements of code and statutes. Variance Request No. 20. We defer to the Planning Department concerning the required number of parking stalls for the Club House. Adequate parking should be provided at the individual house lots. The plans call for 37 on- street parking stalls plus vehicular, bicycle, and pedestrian traffic. Variance Request No. 21. The lot layout as shown in Exhibit 1 is acceptable. Variance Request No. 22. The plans meet the intent of Section 23 -36 a) with regards to through lots. The requirements of Section 23 -36 b) should not be waived in regards to the lots fronting the Mid Level Road. Variance Request No. 23. From the sections shown on Sheet A -1.3, it would appear the right of way will be insufficient to provide for the proposed 37 on- street parking stalls plus vehicular, bicycle, and pedestrian traffic. We cannot support this variance request as currently proposed. Perhaps the issue of on- street parking needs to be clarified. 0 C Memo to Planning Director - August 21, 1997 Page 4 Variance Request No. 24. The reduced radii requested may allow insufficient intersection sight distance and insufficient turning space for Fire Department vehicles. Any Fire Department recommendations should be followed. Additionally, the Civil Engineer for the project should calculate and certify, with supporting data, that safe sight distance requirements are met. Variance Request No. 25. The proposed dead end streets without the required turnarounds present a possible safety hazard by requiring vehicle operators to down the streets. Variance Request No. 26. The 15 % grades do little to make the roadway /walkways pedestrian friendly. Variance Request No. 27. The lots fronting the Mid Level Road should have a "nonaccess reservation along the rear property line ", commonly referred to as a "no access easement ". Variance Request No. 28. This seems to be an unreasonably broad request. The Registered Civil Engineer responsible for the safe design of the project will be required the provide documentation that the streets are designed in accordance with AASHTO standards. Variance Request No. 29. This seems to be an unreasonably broad request. Variance Request No. 30. The applicant states: "The narrow right of way width ... will provide a setting where the pedestrian feels'they have a right of way versus the automobile." Unfortunately, when the pedestrian is forced to share roadway pavement with vehicles, the drivers don't always feel the same way. Ideally, pedestrians should be kept separate from vehicles. Variance Request No. 31. This seems to be an unreasonably broad request; perhaps a clarifying exhibit is needed to determine what specifically the applicant has in mind. Variance Request No. 32. The substitution of Standard Detail R -1 should be acceptable. The applicant should be advised that one of the purposes of a concrete gutter is to prevent erosion of, and subsequent damage to, the pavement alongside the gutters, especially in areas of steep grades, such as the proposed 15% roadways. Variance Request No. 33. The proposed street lights would be acceptable provided they produce acceptable lighting levels, meet the requirements of HCC Chapter 14, and comply with AASHTO standards for impact attenuation features: • 6 • ..: 0 0 Memo to Planning Director - August 21, 1997 Page 5 Variance Request No. 34. The proposed street signage would be acceptable if they comply with national standards for breakaway design and are shown to comply with the national standards in the "Manual on Uniform Traffic Control Devices ". Variance Request No. 35. While we are in favor of "Design flexibility...to (develop an intimate environment) ", the Department feels that public safety should not be sacrificed. The elimination of a clear zone and clear lines of sight may impede driver visibility. If you have any questions please contact Thomas Pack in the Engineering Division Kona office at 327 -3530. TWP:sls cc: Engineering - Hilo Engineering - Kona Planning - Kona • • •- 0 - 0 '10.!X,:..;-..c0 •I f fl j' ey f - DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 41 � :16 •Q4. .,frohMI / \+�•- ,..�.. 25 AUPUNI STREET • HILO, HAWAII 96720 \ e l' {; TELEPHONE (808) 961 -8660 • FAX (808) 961-8657 September 17. 1998 William L. Moore Plannning 159 Hualalai Street Hilo, HI 96720 WATER AVAILABILITY _ MCCLEAN HONOKOHAU PROPERTIES - w STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 96 -1) L MANGE OF ZONE APPLICATION NO. 97 -009 = - PLANNED UNIT DEVELOPMENT APPLICATION NO. 97 -001 TAX MAP KEY 7- 4- 008:PORTION OF 026 This is in response to your letter of August 11. 1998 on the subject applications. We are in concurrence that the effective date for the subject change of zone and planned unit development applications will be the date of construction contract execution for the installation of the 16 -inch and 20 -inch waterlines along Palam Road. This was originally inferred in our June 8. 1998 letter to you. We are diligently trying to complete this improvement as part of our Capital Improvement Program. Finally. you should be aware that water service will only be available upon the completion of these improvements. If you have any further questions. please contact our Water Resources and Planning Bra h at 961 -8660. C Milto D. avao. P.E. • Manag r T GGA:gms copy - Planning Department Mr. Robert McClean. McClean Honokohau Properties EX r\ 141,6 8744 n / l 1 1 0 O t AA A ti DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 25 AUPUNI STREET • HILO, HAWAII 98720 TELEPHONE (808) 981.8890 • FAX (808) 1)81•8887 June 8, 1998 Mr.' William L. Moore William L. Moore Planning 159 Halai Street Hilo. HI 96720 WATER AVAILABILITY MCCLEAN HONOKOHAU PROPERTIES TAX MAP KEY 7 -4- 008:026 AND 049 This is in response to your letters of February 18.,1998 and May 21, 1998. In regard to your letter of February 181 1998, several, projects within the Kealakehe and Kaloko areas are being undertaken to improve the capacity of our water system that services the North Kona area. including the'subject parcels. The major intent of these projects is to bring water down from the high -level water sources along the Mamalahoa Highway to service this area, rather than from the Kahaluu Shaft source. The projects in the Kealakehe area that would directly impact the subject parcels include: 1. Activation of the 1.0- million gallon (mg) Honokohau Harbor Reservoir (235 - foot elevation). This should be completed in the near future by this Department. 2. Installation of a sixteen (16) and twenty (20) -inch waterline along Palani Road from the Palani .10 -mg reservoir at elevation 1.200 feet to the .10 -mg Palani No. 2 reservoir at elevation 590 feet. improvement is consistent with the improvements proposed as part of the North Kona Water Master Plan. (A copy of this.;plan is enciosed..for your information,) At this time, there is no definite schedule for this impr'ovemeht by the State. However, in view of the fact that this is a„ "bottleneck" in our system that is preventing the transmission of water from mauka this Department is considering the installation of these improvements with its own funds. • ,tr.. O O Mr. William L. Moore Page 2 June 8, 1998 In regard to your letter of May 21. 1998. a total of sixty -three (63) units of water [37.800 gallons per day (gpd)] are available to both parcels as follows: 1. Fifty -one (51) units of water or 30.600 gpd from an existing 2 -inch water • - meter servicing the quarry operation and an assignment of 600 gpd through a source agreement. 2. Twelve (12) units of water or 7.200 gpd are available subject to the zone change for both subject parcels. Based on this availability. there are presently enough units for the proposed thirteen (13) -lot industrial subdivision. However. additional units required for the proposed senior residential development will be contingent on the installation of the sixteen (16) and twenty (20) -inch waterlines along Palani Road as stipulated above. If you have any further questions. please call our Water Resources and Planning Branch at 961 -8660. Milton D. Pavao. P.E. Manager GGA:gms Enc. . _- CD 3.4 NIGEL -..., - - .. " • Y ( L. ..,.. . •\:::). ......„----.... .. - ' ( -;:) _-.1. o.5 MG--r-r i - _ --- ----.. n 13 0 .F1z145 c... -.L4., — —% n L 1 ........./ t .. ....-; •••••• ‘‘........ - - 15' - I - 1 :12 _ .----..... . 4 :-!onortocau - --- - • • . i .-...... e" 10 -:.-----. , ..z. __\. : L.= D.C1.5 MG . . . Sittd.v.-2.35- :■: • • ....--......... / ‘ . --. . - ..7.F.: r$17.25 - • . / ...--- ...>" I CI. . 7."Th _ ,, -X.alvxo - • - \ .. 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L ›.--"-- ...--, .) . ..... ....---'*":\ i •• . • • 2./ ...*". 1 I • . ..t. ,..-r ....••• 1 I -•-\-•\ 37C, Ind. ... 1 0.oen/R-ac. 1/4....a. _____ „ ....__________.._ ___ Canter 1 I 1 4------- .. • ■ 0 I1 S S DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 25 AUPUNI STREET • HILO, HAWAII 96720 " TELEPHONE (808) 96 -8660 1 ~• FFAX (808 9'AB16 6 _b July 30, 1997 CL;;T, 8 „ TO: Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION NO. 97 -009 PLANNED UNIT DEVELOPMENT APPLICATION NO. 97 -001 ENVIRONMENTAL ASSESSMENT FOR PAU HANA VILLAGE APPLICANT - MCCLEAN HONOKOHAU PROPERTIES, L.P. TAX MAP KEY 7- 4- 008:PORTION OF 026 We have reviewed the subject applications and environmental assessment. For your information, water is not available for the proposed project. Extensive improvements and additions, including source, storage. transmission, booster pumps. and distribution facilities must be constructed. Currently. sufficient funding is not available and no time schedule is set. However, pursuant to the State's North Kona water master plan. a water system that is to support State projects and an upgrade of the Department of Water Supply's existing water system is being considered. Presently. these projects are in the planning stage and no definite time schedule for completion is set. Should there be any questions, the applicant can contact our Water Resources and Planning Branch at 961 -8660. / Milton D. Pavao, P.E. Manager WA:gms copy - Mr. James S. McClean Riehm Owensby Planners Architects (}7F:1- n .II - � 0 0 s, w ..... '��� I/ II «mo •,�. 5 4* - 3 DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII Mint t . . : ' 25 AUPUNI STREET • NILO, HAWAII 96720 ' " 1 TELEPHONE (608)969.1m21 • FAX 0061969 6996 April 12, 1996 TO: Planning Department FROM: Milton D. Pavao, Manager SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 96 -1) SUBDIVIDER — MC CLEAN HONOKOHAU PROPERTIES, L.P. TAX MAP KEY 7- 4- 8:PORTION OF 26 Please be informed that the Department's existing water system facilities cannot support the proposed application at this time. Extensive improvements and additions, including source, storage, transmission, booster pump, and distribution facilities, must be considered. Currently, sufficient funding is not available and no time schedule is set. Should you have any questions, please contact our Water Resources and Planning Section at 969 -1421. • Mi ton D. Pavao, P.E. Manager GGA copy — Mr. Robert S. McClean 'Jilt I • 0,•• C Qr Stephen K. Yamashiro i•24 Mayor ; � p 0 ,a County of Ci.ainati OFFICE OF HOUSING AND ' COMMUNITY DEVELOPMENT 50 Wailuku Drive • Hilo, Hawai'i 96720 -2484 V(17 (808) 961 -8379 • FAX (808) 961 -8685 July 17, 1997 MEMORANDUM TO: Virginia Goldstein • Planning Director FROM: Edwin S. Taira Assistant Housing Administrator SUBJECT: Change of Zone Application (REZ 97 -7) Planned Unit Development Application (P.U.D. 97 -1) Applicant: McClean Honokohau Properties, L. P. Request: A -5a to RS -7.5 to Develop an Active Retirement Community TMK: 3/7 -4 -8:26 The Office of Housing and Community Development (OHCD) offers the following comments: Affordable housing conditions, pursuant to current Hawai'i County Housing Agency policy, should be applicable to the request. Thank you for the opportunity to comment. Enclosure xc: James S. McClean, Agent, w /attachments. 28SSd. t1; EXHIE tl1 0 car fl HAWAII COUNTY HOUSING AGENCY Resolution No. 65 ' RESOLUTION TO APPROVE AN INTERIM AFFORDABLE HOUSING POLICY FOR THE COUNTY. WHEREAS, affordable housing has been and continues to be a problem plaguing our community; and WHEREAS, The General Plan goals to "Attain a diversity of socio- economic housing mix throughout the different parts of the County° and to "Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income" are becoming increasingly difficult to achieve; and WHEREAS, The General Plan further provides that "Large industries which create a demand for housing shall provide employee housing based upon a ratio to be determined by an analysis -of the locality's needs "; and WHEREAS, the County has been imposing an inclusionary housing requirement through the rezoning process since 1974 based on the premise that every community has an obligation to provide housing opportunities for lower income households in a racially and economically integrated environment; and WHEREAS, the County also imposed an employee housing requirement through the rezoning process since 1977 based on the premise that new developments should be held accountable for the impacts they will be generating in a community; and WHEREAS, the complex nature of these requirements, the wide variations among development proposals and the numerous possibilities for implementing the requirements have combined to raise issues of equity, fairness and consistency in the handling of rezoning applications; and WHEREAS, the County desires to be fair and consistent with developers and at, the same time be consistent with the General Plan; and WHEREAS, the County is in the process of developing an impact fee ordinance and a comprehensive financing analysis and plan for the infrastructure requirements of the County which may dramatically alter the present method ofexacting improvements and resources through the development review process. NOW, THEREFORE, BE IT RESOLVED BY THE HAWAII COUNTY HOUSING AGENCY that it adopts an interim housing policy which shall guide the establishment and implementation of employee /affordable housing conditions as part of the change of zone process until such time as it may be amended by the County Housing Agency as follows: C rTh 1. Requests for residential rezonings will be assessed as follows: a. 5 units or less - no requirement b. 6 -50 units - 10% requirement c. 51 -100 units - 20% requirement d. 101 -150 units - 30% requirement e. 151 -200 units - 40% requirement f. 201 -250 units - 50% requirement g. more than 251 units - 60% requirement 2. Requests for Resort rezonings will be assessed based on an analysis of jobs generated, the resultant number of households to be supported by those jobs and the percentage of those households which would require housing assistance based on income characteristics. At this time, the assessment amounts to 42 affordable units for every 100 resort units proposed (42 %). 3. Requests for Industrial rezonings generating more than 100 employees will be assessed based on an analysis of jobs generated, the resultant number of ± ouseholds supported by those jobs and the percentage of those households which would require housing assistance based on income characteristics. 4. Satisfaction of these requirements will be accomplished through the use of the following options which are presented in a descending order of preference: a. Provision of Affordable Units On -Site. The recommended distribution of these units is that 1U% of the units be affordable to families earning less than 80% of the median family income, 20% of the units be affordable to families earning between 80% and 120% of the median family income and 30% of the units be affordable to families earning between 120% and 140% of the median family income. b. Provision of Units Off -Site. Employee /affordable housing requirements may be satisfied with the provision of units on a separate parcel. Units provided to satisfy an inclusionary requirement must be situated within the same district as the market rate units. Units provided to satisfy an impact based requirement must be provided within a 30 mile radius of the job site. c. .Provision of- Developable Land. Contributions of . developable property may be accepted to satj�'..ssfy employee /affordable housing requirements. The amount Of land required will be determined by an assessment of the value (by appraisal) of that contribution measured against the projected in -lieu fee value that would otherwise have been required. • - _ • C �� d. Provision of Infrastructure /Services. Contributions of infrastructure /services may be accepted to satisfy employee /affordable housing requirements. The infrastructure/services provided must be linked to the provision of affordable housing units. The value of the contribution will be measured against the in -lieu fee amount that would otherwise have been required as the basis for allocating credit. e. Payment of In -Lieu Fees. The payment of in -lieu fees may be accepted to satisfy employee /affordable housing requirements. These fees are calculated by determining the amount of subsidy required to provide housing units affordable to our target groups. The fee, averaged for the various target groups to be served, amounts to $10,601 per affordable unit required in 1990 dollars. The fees will be updated on an annual basis. 5: Implementation of these requirements may be affected by a number_ of different factors. Consideration of the following factors _ may provide additional guidance for determining the appropriate option for satisfying the employee /affordable housing requirement: a. Bonus Credits. Bonus credits may be given to developers who provide more units in the lower price ranges than is required through the standard 10 -20 -30 distribution outlined in (4a) above. The credits will range from 3 bonus credits for every extra unit provided for families earning less than 80% of the median income down in regular intervals to 1.5 bonus credits for every extra unit provided for families earning less than 110% of the median 'family income. b. Implementation Timetable. The method of satisfying the employee /affordable housing requirement shall be approved by the County Housing Agency prior to the issuance of Final Plan Approval /Final Subdivision Approval, whichever is applicable, for the project. Employee /affordable housing units shall be developed concurrently with the market project upon which the requirement was imposed. The provision of land, infrastructure, services or in -lieu fees must be made : prior to the issuance of any building permit for the market project upon which the requirement was i mposed. c. Incentives to expedite the production of affordable units. e ounty s pre - emptive aut orlty, as containe. in '• 201E, may be utilized to expedite change of zone requests, subdivision and plan review as well as the consideration of reduced development standards. Dr d. Waiving of additional affordable housing requirements. •'.1tiona arror.a. e °using requiremen s or o -si e satisfaction of existing requirements will be waived, provided that the parcel is utilized exclusively for the provision of affordable units. Additional market rate units produced on the parcel will be assessed - based on the provisions outlined in (1) above. BE IT FURTHER RESOLVED -THAT the Hawaii County Housing Agency directs the Office of Housing and Community Development to implement the interim affordable housing policy as established above until such time that an Impact Fee Ordinance, a Comprehensive Infrastructure Financina Plan or any other pertinent document is adopted that requires its modification. This Resolution shall take effect immediately. Dated at Hilo, Hawaii this 2nd day of may , 1990 HAWA I COUNTY HO{1SING AGENCY HARRY S. R LE, - Chairman RRAINE INOIYfE, ce -C irwoman �� IAKA D Ohi ' , Mem e • " ' , Member •1 , 's'I:1', ' 4 7 • , 'em.er (Do not concur) ROBERI H. MAKUAKANE, Member (Do not concur)) SPENCER K. SLHUT1E, Member (Do not concur) STEPHEN K. YAMASHIRO, Member ,, , Nelson M. Tsuji Fire Chief Stephen K.Yamashiro (" . mayor 1 •� Edward Bumatay Deputy Fire Chie! t 9 Ulauuty of Pa£n th FIRE DEPARTMENT 777 Kilauea Avenue • Mali Lane, Room 6 • Hilo, Hawau 96720-4239 Gr (808) 961-8297 • Fax (808) 961 -8296 C July 24, 1997 i.';- c) c' To: Virginia Goldstein, Planning Director From: Nelson M. Tsuji, Fire Chief SUBJECT: CHANGE OF ZONE APPLICATION (REZ 97 -9) PLANNED UNIT DEVELOPMENT APPLICATION (PUD 97 -1) APPLICANT: McCLEAN HONOKOHAU PROPERTIES, L.P. REQUEST: A -5a TO RS -7.5 TO DEVELOP ON ACTIVE RETIREMENT COMMUNITY TAX MAP KEY: 7 -4 -8:26 PORTION OF Fire Department requirements as stated in the Fire Code are: "Fire Apparatus Access Roads • "Sec. 207. (a) General. Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Required. Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. "EXCEPTIONS: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. "2. When access roadways cannot be installed due to _topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). I 4 P1 \ t Cp 11 P� K, ?I ' Gins. 1. IXHIFS . e ®H 0 To: Virginia Goldstein, Planning Director. Page 2 July 24, 1997 "3. When there are not more than two Group R, Division 3 or Group M Occupancies, the requirements of this section may be modified, provided, in the opinion of the chief, fire - fighting or rescue operations would not be impaired. "More than one fire apparatus road may be required when it is determined by the chief that access by a single road may be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. "For high -piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. "EXCEPTION: Upon approval vertical clearance may be reduced, provided such reduction does not impair access by fire apparatus and approved signs are installed and maintained indicating the established vertical clearance. "(e) Permissible Modifications. Vertical clearances or widths required by this section may be increased when, in the opinion of the chief, vertical clearances or widths are not adequate to provide fire apparatus access. "(f) Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all - weather driving capabilities." (20 tons) "(g) Turning Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead -end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. "(i) Bridges. When a bridge is required to be used as access under this section, it shall be constructed and maintained in accordance with the applicable sections of the Building Code and using designed live loading sufficient to carry the • imposed loads of fire apparatus. 0 •0 To: Virginia Goldstein, Planning Director Page 3 July 24, 1997 "(j) Grade. The gradient for a fire apparatus access road shall not exceed the maximum approved by the chief." (15 %) "(k) Obstruction. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. "(1) Signs. When required by the fire chief, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both. "Premises Identification "Sec. 10 -208. (a) General. Approved numbers or addresses shall be placed on all new existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. "(b) Street or Road Signs. When required by the chief, a street or road shall be identified with approved signs. "Key Box" (For gated entry to development - Pau Hana Village, page 9 -22) "Sec. 10.209. When access to or within a structure or an area is unduly difficult because of secured openings or where imemdiate access is necessary for life- saving or fire - fighting purposes, a key box shall be installed in an accessible location when required by the fire chief. They key box shall be a type approved by the fire chief and shall contain keys to gain necessary access as required by the fire chief." i NN w UJ Fire Chief NMT /mo • 0 0 BENJAMIN J. CAVETANO i LAWRE MIIKE GOVERNOR c I i` DIRECTOR OF HEALTH STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 HILO. HAWAII 96721 -0916 - "J DATE: July 21, 1997 TO: Planning Director, County of Hawaii FROM: District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 97 -9) Planned Unit Development Application (P.U.D. 97 -1) Applicant: McClean Honokohau Properties, L.P. Request: A -5a to RS -7.5 to Develop an Active Retirement Community Tax Map Key: 7 -4 -8:26 Portion of The applicant should contact the Army Corps of Engineers (COE) to identify whether a Federal permit (including a Department of Army (DA) permit) is required for this project. A Section 401 Water Quality Certification (WQC) is required for "Any applicant for Federal license or permit to conduct any activity including, but not limited to, the construction or operation of facilities, which may result in any discharge into the navigable waters... ", pursuant to Section 401(a)(1) of the Federal Water Pollution Act (commonly known as the "Clean Water Act (CWA) "). If the project involves the following activities with discharges into State waters, an NPDES general permit is required for each activity: a. Discharge of storm water runoff associated with construction activities, including clearing, grading, and excavation that result in the disturbance of equal to or greater than five (5) acres of total land area; b. Construction dewatering effluent; c. Non - contact cooling water; d. Hydrotesting water; and galgeigl ( '71 i v • n • V a a O Planning Director County of Hawaii July 21, 1997 Page 2 e. Treated contaminated groundwater from underground storage tank remedial activity. The application for NPDES general permit coverage should be submitted to the Director at least 30 days prior to the discharge to State waters. If there is any type of process wastewater discharge from the facility into State waters, the applicant may be required to apply for an Individual NPDES permit. The application for an Individual NPDES permit should be submitted to the Director at least 180 days prior to the discharge of process wastewater to State waters. - Should you have any further questions regarding this matter, please contact the Engineering Section of the Clean Water Branch in Honolulu at (808) 586 -4309. Underground Injection Systems (Ph. 586 -4258) which receive wastewater or storm run -offs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control." Sewage generated from the subject subdivision would need to be disposed into a sewerage system equitable in treatment to municipal systems. Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11 -46, "Community Noise Control." a. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. b. Construction equipment and on -site vehicles requiring an exhaust of gas or air must be equipped with mufflers. c. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit.