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Home My WebLink AboutCOM 0060.000 1996-1998 y....--- fY William G. Davis Managing Director Stephen K. Yamashiro Mayor Henry Cho y;t?~br~b~'~~, Dryuty Managing Director ~IIlITIf~J II~ ~tIfUtltY 25 Aupuni Street, Room 215 Hilo, Hawaii 96720-4252 (808) 961-8211 Faz (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (806)329-5226 • Fax (808)326-5663 December 27, 1996 c Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street r-- Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 96-13) Applicant: Robert J. Henriques and Gregg R. Kashiwa Request: A-20a to A-3a T x Mao Key: 7-3-2:2 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regarding the above-referenced Change of Zone Application. Sincerely, ephen K. a ashiro Mayor AK: syw LHenri0l.MAY Enclosures cc: Planning Commission REZ 96-13 6.l! ~S VO t~omin. Dlo, >nt. xe. 2nIG/~~1 ltat• obi PG lbf. Data DEC 3 0 19yH vv or w Stephen IC Yamashiro Mayor R~'~ ~~~•O!•Ml~~' ~II112i~~1 II~ ~2I~2YtT PLANNING COMMISSION 25 Aupuni Stmt, Room 109 • Hilo, F4w~il %720-4252 (808) %1.8288 Fu (808) %I-%15 DEt „:a6 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 96-13) Applicant: Robert J. Henriques and Gregg R. Kashiwa Request: A-20a to A-3a Tax Man Kev: 7-3-2:2 The Planning Commission, after a duly held public hearing on December 5, 1996, voted to recommend for your approval the proposed legislative bill for approximately 15.253 acres of land by changing the district classification from Agricultural (A-20a) to Agricultural (A-3a). The property is located on the mauka side of Hawaii Belt Road across from Kona Coastview Subdivision at Kalaoa, 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 The Change of Zone request from Agricultural-20 acres (A-20a) to Agricultural-3 acres (A-3a) zoned district will conform to the following goals, policies and standards of the General Plan Land Use and Agricultural Elements: 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 Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zone uses, availability of public services and utilities, access, and public need. o The compatibility of agricultural and non-agricultural uses should be carefully reviewed and where appropriate, buffers required. o Rural-style residential-agricultural developments, such as new small-scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. o Protect and encourage the intensive utilization of the County's important agricultural lands. 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 Agricultural land shall be used as one form of open space or green belt. While the potential for intensive and/or extensive agricultural uses may exist, the project site is comprised of soils identified as Punaluu extremely rocky peat (rPYD), 6 to 20 percent slopes. This soil consists of well-drained, thin organic soils over pahoehoe lava bedrock, and are gently sloping to moderately steep. A representative profile of the surface layer is black peat about 4 inches thick. The soil is medium acid and rapidly permeable. Runoff is slow, and erosion hazard is slight. This soil is mainly used for pasture. Soils within the subject property have been classified as "E" (Very Poor) for agricultural productivity by the Land Study Bureau's Detailed Land Classification System. Finally, soils within the subject property are unclassified by the ALISH system. The requested A-3a zoning is consistent with the recommendation of the Kona Regional Plan. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 The reclassification of this 15.253 acre parcel from Agricultural-20 acre (A-20a) to an Agricultural-3 acre (A-3a) zoned district will not be detrimental to the area. The 3 acre lot sizes will provide opportunities for residents who wish to pursue limited agricultural activities, but are not able to commit to the financial or labor demands placed on them by the larger 20-acre parcels. Land adjacent to the north, south and east are vacant lands with scattered residences. Across Mamalahoa Highway, to the west and southwest are various subdivisions: Kona Coastview, a 286-lot subdivision; Kona Highlands, a 365-lot subdivision; Kalaoa View Estates, a 56-lot subdivision; and Kona Wonderview, a 94-lot subdivision. These subdivisions are in the County's Unplanned zone district. The subject property is adjacent to 20 acre zoned lands. Therefore, favorable recommendation of this change of zone request will be consistent with the surrounding land use pattern already established within this district. Access to the subject property is from Mamalahoa Highway, a State highway. Water for the proposed subdivision development will be provided by the existing County's North Kona Water System. The applicant would be required to install water system improvements meeting with the approval of the Department of Water Supply. Wastewater generated by the proposed development will be disposed of utilizing an individual wastewater disposal system for each lot meeting the requirements of the Department of Health. All other essential utilities and services are or will be made available to support the proposed development. An archaeological study was not conducted of the subject property. Therefore, it is recommended that an archaeological study of the subject property be submitted for review and approval by the Planning Director, in consultation with the Department of Land and Natural Resources-Historic Preservation Division (DLNR-HPD), prior to the submittal of plans for subdivision review or any land alteration activities. Should significant historical sites be located within the subject property, an archaeological preservation mitigation plan shall be submitted for review and approval by the Planning Director, in consultation with the DLNR-HPD, prior to the issuance of Final Subdivision Approval or any land alteration activities. Based on the above findings, approval of the Change of Zone request from Agricultural-20 acres (A-20a) to Agricultural-3 acres (A-3a) zoned district would result in an appropriate land use pattern that will further the public necessity and convenience and the general welfare. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 For your favorable consideration, an amendment to Section 25-86, the North and South Kona District 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 AK: syw LHenri02.PC Enclosures cc: Honorable Stephen K. Yamashiro, Mayor Mr. Robert J. Henriques Mr. Gregg R. Kashiwa Department of Public Works Department of Water Supply West Hawaii Office Department of Land & Natural Resources ' ~r~, 1 BHenri0l.emm-I 1 @7/96 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT ROBERT J. HENRIQUES AND GREGG R. KASHIWA CHANGE OF ZONE APPLICATION NO, 96-13 ROBERT J. HENRIQUES AND GREGG R. KASHIWA, have submitted an application for a Change of Zone for approximately 15.253 acres of land by changing the district classification from Agricultural (A-20a) to Agricultural (A-3a). The property is located on the mauka side of Hawaii Belt Road across from Kona Coastview Subdivision at Kalaoa, North Kona, Hawaii, TMK: 7-3-2: 2. GENERAL INFORMATION 1. Owner: Robert J. Henriques and Gregg R. Kashiwa are the fee owners of the subject property PROPOSED DEVELOPMENT 2. Request: The owners wish to subdivide the property into a total of five lots in 3 acres sizes. 3. Objectives: "Present zoning for the subject property is Ag 20. Applicants herein are requesting a change of zone to Ag 3 allowing three (3) acre agricultural lots. The area is an ideal agricultural location with opportunities to raise a multitude of agricultural products. Its present 15.25 acre size makes it unaffordable for users. Three (3) acre lots would bring prices within reach of a greater number of agricultural users, and thereby increase opportunities for potential buyers. The requested zoning designation does not change the usage of the land, nor will it change the chazacter of the neighborhood. It is consistent with the goals and policies of the General Plan which shows agricultural usage for the lands in the area. The requested zoning is permitted by the County of Hawaii within an agricultural area." 4. Additional Information: The applicant has submitted the following in support of the request: (See Exhibit A -Applicant's Change of Zone Application). DESCRIPTION OF COUNTY & STATE PLANS 5. SLU: Agricultural. Attachment to C-60/Bill 15 C- (vU C~-~/l ) 6. GP LUPAG MAP: Extensive Agricultural and Orchards. 7. General Plan Consistency: Economic and Land Use elements goals, policies and courses of action for North Kona. 8. Zoning: The site is zoned Agricultural (A-20a). 9. Keahole to Kailua (K to K) Development Plan: The land use is designated as Urban Expansion uses. The K to K Plan was adopted by the County Council by Resolution on Apri13, 1991. The Plan was adopted as a guide to be utilized in the development of infrastructure and land uses in the region. 10. SMA: The project site is not located within the Special Management Area. DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA 11. Physical Description, Flora & Fauna: (See Exhibit A -Applicant's Change of Zone Application, pages 9 and 10). 12. Surrounding Zoning/Land Uses: Land adjacent to the north, south and east are vacant lands with scattered residences. Across Mamalahoa Highway, to the west and southwest aze various subdivisions. The Kona Coastview, a 286 lot subdivision; Kona Highlands, a 365 lot subdivision; Kalaoa View Estates, a 56 lot subdivision; and Kona Wonderview, a 94 lot subdivision. Theses subdivisions are in the County's Unplanned zone district. 13. Soil Conservation Service Soil Survey Report: The Soil Survey Report classifies soils within the project site as Punaluu extremely rocky peat (rPYD), 6 to 20 percent slopes. This soil consists of well-drained, thin organic soils over pahcehce lava bedrock, and are gently sloping to moderately steep. A representative profile of the surface layer is black peat about 4 inches thick. The soil is medium acid and rapidly permeable. Runoff is slow and erosion hazard is slight. This soil is mainly used for pasture. 14. Land Study Bureau's Detailed Land Classification System: Soils within the subject property are classified as "E" (Very Poor) for agricultural productivity by the Land Study Bureau. 15. Agricultural Lands of Importance to the State of Hawaii (ALISH) system: Soils -2- within the subject property are not classified. 16. FIRM: The subject property is located outside the 500-year flood plain (Zone X). PUBLIC UTILITIES AND SERVICES 17. Roads: Access is from Mamalahoa Highway which is a two lane highway maintained by the State. 18. Water: Water service is available to the property. 19. Other essential utilities and services: Other essential utilities are available to the subject property. AGENCIES COMMENTS 20. Fire Department: (See Exhibit B -June 24, 1996 Letter) Applicant's Response: (See Exhibit D -September 13, 1996 Letter) 21. Department of Health (Tune 4, 1996 Memo): "The subject lots are located in the Critical Wastewater Disposal Area where cesspools are not allowed because of water pollution concetns. Any development on these lots would require all wastewater to be disposed into a septic tank system." Applicant's Response : (See Exhibit C -June 19, 1996 and Exhibit D -September 13, 1996 Letters) 22. Department of Public Works (July 22, 1996 Memo): "We have reviewed the subject application and our comments are as follows: "1. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties.' 2. All grading and grubbing activities shall comply with Chapter 10 of the Hawaii County Code.' " 3. We defer to DOT concerning improvements within the Mamalahoa Highway right-of-way.' "4. The Trip Generation Manual published by The Institute of Transportation Engineers gives an average daily trip generation rate of 9.55 per single family dwelling unit with an A.M. peak of 0.76 and a P.M. of 1.02. Therefore, for a five lot subdivision, the daily anticipated increase would be (9.55 X 5) or 48 trips.' "5. The applicant should submit a profile of the proposed roadway showing the -3- K existing grades to determine if an access roadway can be constructed meeting the requirements of Chapter 23." Applicant's Response : (See Exhibit D -September 13, 1996 Letters) 23. Department of Water Supply (June 12, 1996 Letter): . "Please be informed that the proposed subdivision is not within the Department's service limit in the immediate area. There is an existing 12-inch waterline within Mamalahoa Highway fronting the parcel. However, the nearest point of adequacy is approximately 700 feet north of the property. In order to get adequate pressure, the applicant would have to install a waterline from a point just north of the Kalaoa Booster Pumps to the parcel. The size of the waterline must be determined, however, shall not be less than four (4) inches in diameter. In addition, a reconfiguration of the proposed lots may be required to comply with this Department's standards.' 'By a copy of this letter, the applicant will be informed of our comments. Should the applicant have any questions, please call our Water Resources and Planning Section at 969-1421." Applicant's Response : (See Exhibit D -September 13, 1996 Letter) 24. Real Property Tax Office (June 4, 1996 Memo): "There are currently $2,230.71 in back taxes, penalties and interest owed to the County of Hawaii on this parcel. Smaller individual parcels have higher total values and taxes when split. " Applicant's Response : (See Exhibit E -June 19, 1996 Letter and Exhibit D September 13, 1996 Letter) 25. Land Use Commission (June 4, 1996 Letter): "We have reviewed the subject application transmitted by your memorandum dated May 29, 1996, and have-the following comments: "1. We find that the subject parcel is located within the State Land Use Agricultural District.' "2. Upon review of the tax map key, we note that the subject parcel is comprised of 11.22 acres. However, the metes and bounds survey (Exhibit 'B') identifies the subject parcel as being 15.253 acres. This discrepancy should be clazified.' " 3. For your information, the subject parcel is located immediately mauka of a -4- portion of a portion of the petition area under.LUC Docket No. A84- 571/County of Hawaii Planning Department, which involved the reclassification of approximately 477 acres from the State Land Use Agricultural District to the State Land Use Urban District for residential uses.' "We have no further comments to offer at this time. We appreciate the opportunity to comment on this matter.' Should have any questions, please feel free to call me or Bert Saruwatari of our office at 587-3822." Applicant's Response : (See Exhibit F -June 19, 1996 and Exhibit D -September 13, 1996 Letters) 26. Police Department (June 19, 1996 Memo): "Staff has reviewed the application for a change of zone and offer the following comments:' "1. An independent traffic count conducted by police during off-peak hours (Thursday, June 13, 1996, between 12:40 p.m. and 12:55 p.m.) revealed that there were nearly four times as many cars (57) heading in a southerly direction (movement A-D as reported in applicant's traffic count) past the Ahikawa Street intersection as was reported a in the peak periods in applicant's count.' "During a second count on Monday, June 17, 1996, between 7:46 a. m. and 8:00 a.m. (limited for movement A-D during the same time period as applicant's count), a total of 78 cars headed in the southerly direction past Ahikawa Street, as opposed to only 12 cars in applicant's report. "Based on these vast discrepancies, we recommend that an independent count be conducted by State Highways or that statistics be used from the last State Highway count for this section of Mamalahoa Highway.' " 2. The subject property borders the mauka side of Mamalahoa Highway. There is approximately six feet of paved shoulder on the highway fronting the property. In a northerly direction, the highway takes a gradual right turn fronting the subject property. Because of these topographical features, there is very poor sight distance from the property looking north.' "To adequately address this safety concern, the owner would need to cut back the embankment on his property, and perhaps that on the parcel just north of the subject lot. None of these concerns are addressed by the applicant.' -5- . "3. If this rezoning application is approved, any request for subdividing should consider improvements to the intersection, such as channelization." Applicant's Response : (See Exhibit D -September 13, 1996 Letter) 27. Department of Land and Natural Resource (June 6, 1996 Memo): Land Management Division: "We have no comments." AGENCIES - NO RESPONSE 28. Department of Transportation, Department of Agriculture and Natural Resources Conservation Service. PUBLIC COMMENTS 29. The Department has not received any comments or objections from the general public or adjacent landowners. -6- ADDENDUM TO REZONING APPLICATION TAX MAP KEY: 7-3-02:02, Third Division Robert Henriques/Gregg Kashiwa Dated: February 1996 1. Description of Property and Surrounding Neighborhood. The subject property is located in Kalaoa, North Kona, Hawaii on the mauka side of the Hawaii Belt Road near its intersection with Ahikawa Street. This area is approximately a mile North of the intersection of Ka'imi'nani Street and the Hawaii Belt Road. Ka'imi'nani Street is a connector street from the Hawaii Belt Road to Queen Kaahumanu Highway. It has a land area of approximately 15.25 acres, and is identified as Tax May Key: 7-3-02:02, Third Division. A Tax Map is attached hereto as Exhibit A. The property fronts the Hawaii Belt Road along its makai boundary for approximately 300 feet and goes mauka in a roughly rectangular shape for approximately 2,200 feet. A certified survey prepared by Imata & Associates, Inc. is included as Exhibit B. Elevations are approximately 1,700 feet at the the makai boundary up to 2,400 feet at the mauka boundary. There are no improvements on the property and it is not presently being used for any agricultural activity. The property was inspected and walked by Gregg Kashiwa, Project Planners Hawaii on February 14, 1996. The inspection began at the makai, South boundary corner and proceeded mauka along the entire Southern boundary. Then proceeding across the mauka boundary and down the Northern boundary back to the Hawaii Belt Road to complete the inspection. The following were observed. No historic sites or archaeological features were observed. The land showed signs of being cleared by a bulldozer in the past. A rubble rock wall in disrepair marks the North boundary of the property. A concrete driveway built on the abutting property along the South boundary of the property runs its entire length from the highway all the way to the top boundary. This driveway services a home recently built on lands mauka of the subject property. Air quality on the inspection date was poor with high concentrations of vog. At the upper limits of the property, mist was encountered which limited visibility. -9- ~ yti~11~81~ Plant life was verdant especially in the upper areas. Noxious weeds inclusive of Fire Weed, Banana Poka vines and other exotics were prevalent along the South boundary. Also observed were ilima, yellow and white Ginger, castor bean, mamaki, lantana, Mexican elder, wedelia, ti, awapuhi (shampoo ginger), koa-haole, noni, morning glory, sensitive plant (sleeping weed), garden moss, hapu, ohelo berry, aloe, thimble berry and Koster's curse (a noxious weed). Trees included guava, plum, Monkey pod, Christmas berry, ulu, mountain apple, autograph and kou. No rare or endangered plants were seen. Wild life observed includes African snails, common garden snails, slugs, millipedes, house and horse flies, dragonflies, Monarch butterflies, yellow jacket wasps, honey bees, carpenter (black) bees, grasshoppers, a praying mantis, gnats, Japanese beetles, roaches, lady bugs, carpenter ants, common red and black ants, and termites. Mynah birds, turtle and lace neck doves, English sparrows, White Eyes, a wild peacock, turkeys, yellow finch, golden plovers, a ring neck pheasant, and green parrots were seen on the property or in flight over the property. The only animal seen was a feral cat of mixed breed. No rare or endangered insect, bird or animal life were observed. The inspection of the property took approximately four (4) hours. The subject property lies on the slopes of Mount Hualalai and is typical of properties on the mauka side of the Hawaii Belt Road. It slopes down to the Belt Road and lies within an area of good agricultural potential. There was evidence of previous coffee farming on the North side of the property. The neighborhood is rural in nature and consists of dwellings mixed in with agricultural activities which include coffee farms, some macadamia nut orchards, truck farming and pasture lands. The makai side of the Hawaii Belt Road down Ahikawa Street is a single family residential subdivision. The Makalei Country Club Golf Course is located about one mile North of the subject property. Traffic at the intersection of Ahikawa Street and the Hawaii Belt Road was monitored by Gregg Kashiwa of Project Planners Hawaii on February 14, 1996, to determine the morning and afternoon peak hours. A copy of the traffic count and analysis is attached hereto as Exhibit C. The Hawaii Belt Road is a two lane highway owned by the State of Hawaii. Ahikawa is a two.lane feeder street. -10- Mtn o• N1 o^'•''L Nelson M. Tsuji ' ~ K Firc Chief Stephen K Yamashiro Mayo.- EdwardBumatay ~r~~ Dcputy Firc Chief ~r, oi~Mi'M (~~uz~~g ~f ~cfuttii FIRE DEPARTMENT 777 Kilauea Avenue • Mall Lane, Room 6 • Hilo, Hawaii 96720-4239 (808) 961-8297 • Fas (BOB) %1-82% June 24, 1996 n G ~ A cr N T To: Virginia Goldstein, Planning Director ~ From: Nelson M. Tsuji, Fire Chief ~ - ~ SUBJECT: CHANGE OF ZONE APPLICATION (REZ 96-13) ~ APPLICANT: ROBERT J. HENRIQUES & GREGG R. KASHIWA REQUEST: A-20a TO A-3a TAX MAP KEY: 7-3-2:2 The Fire Department's requirements as stated in the Fire Code are: "Fire Apparatus Access Roads "Sec. 10.207. (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:XHIE3IT To: Virginia Goldstein, Planning Director Page 2 June 24, 1996 "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. To: Virginia Goldstein, Planning Director Page 3 June 24, 1996 "(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. "(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." "INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY SYSTEMS AND APPLIANCES "Installation "Sec. 10.301. (c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. To: Virginia Goldstein, Planning Director Page 4 June 24, 1996 "(d) Fire Hydrant Markers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. . "(e) Timing of Installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived." r NELSON TSUJI Fire Chief NMT/mo PROJECT PLANNERS HAWAII 76-117 Kamehamalu Street Kailua-Kona, Hawaii 96740 (808)329-9724 FAX(808)326-2789 June 19, 1996 Mr. Aaron Ueno Chief Sanitarian, Hawaii District Department of Health State of Hawaii P. O. Box 916 Hilo, Hawaii 96721-0916 Re: Change of Zone Application (REZ 96-13) Robert J. Henriques & Gregg R. Kashiwa Tax Map Rey: 7-3-02:02, Third Division Dear Mr. Ueno: The applicants are aware that all wastewater in the area will have to be disposed of into a septic tank system as stated in your letter of June 4, 1996, to the Planning Department, County of Hawaii. Thank you for your review of the application. Should you have any further questions, please contact me at (808) 329-9724 or by Fax at (808) 326-2789. Sincerely, ?l!!U Gregg R. Kashiwa cc: Planning Dept. R. Henriques ~xH~~ir ,c. PROJECT PLANNERS HAWAII 76-117 Kamehamalu Street Kailua-Kona, Hawaii 96740 (808)329-9724 FAX(808)326-2789 September 13, 1996 Ms. Virginia Goldstein Planning Director County of Hawaii Planning Department 25 Aupuni Street Hilo, Hawaii 96720 Re: Application For Change Of Zone Robert J. Henriques Tax Map Key: 7-3-02:02 Third Division Kalaoa, North Kona, Hawaii Dear Virginia: Enclosed are the responses to all of the comments received regarding the subject application for rezoning from various governmental agencies at the State and County levels. A Copy of the responses has been mailed to each commenting agency for their records. Should there need to be any clarification on any of these comments, please contact me with questions. I can be reached at (808) 329-9724 in Kona ar at (808) 373-2989 in Honolulu. Thank you for all your assitance to date, and we look forward to having the hearings required in the future. Sincerely, ~"I-I Ci K~U - Gregg Kashiwa cc: R. Henriques Planning/Kailua-Kona Office +~XHIBIT ,.p , RESPONSES TO COMMENTS: Change of Zone Application (REZ 96-13) Applicants: Robert J. Henriques and Gregg Kashiwa Request: A-20a to A3a Tax Map Key: 7-3-02:02, Third Division Kalaoa, North Kona, Hawaii 1. Comments from the Department of Water Supply, County of Hawaii, by Milton D. Pavan, Manager, dated June 14, 1996. Applicants herein will work with the DWS in getting adequate water pressure to the subdivision that is acceptable to the DWS and other concerned agencies. 2. Commnets from the Real Property Tax Office, County of Hawaii, by Mark Cutler, Appraiser, dated June 4, 1996. All back taxes have been paid on the property and as of this date all real property taxes are current. Applicants understand that taxes on each parcel when subdivided will in aggregate exceed the current taxes on the property. Increased taxes should not occur, however, until final subdivision approval is granted by the Planning Department for the proposed subdivi- sion. 3. Comments from the Department of Health, State of Hawaii, by Aaron Ueno, Shief Sanitarian, Hawaii District, Dated June 4, 1996. Applicants are prepared to use septic tank systems for all wastewater disposal within the proposed sub- division. -T- 4. Comments from the Land Use Commission, State of Hawaii, by Esther Ueda, Executive Officer, dated June 4, 1996. The land area of the subject parcel does not match the land area shown on the tax maps. This differ- ence was explained in the application. The parcel was purchased via a Partition Action in the Third Cicuit Court with full knowledge that the land area was based o.n a very old survey with no warranty from the Commissioner as to its exact size. After the sale was confirmed the applicants had a survey made by imata & Associates, Inc. to determine the true land area. A copy of that survey is included in the application as Exhibit "8". The applicants have no other responses to comments made in the Land Use Commission letter of June 4, 1996. S. Comments from the Police Department, County of Hawaii, by Wayne G, Carvalho, Police Chief, dated June 19, 1996. The applicants are willing to use State Highway (D.O.T.) traffic count data suggested by the Police Department in relation to traffic on the Hawaii Belt Road and the intersection of Ahikawa Street for purposes of roadway design and access to the subdivision. The applicants will work with the Department of Transportation (DOT), State of Hawaii, the Depart- ment of Public Works (DPW) and the Police Department in constructing a safe access to the proposed sub- division. The Police Department comments are well taken and the applicants desire to make ingress and egress from the proposed subdivision as safe as possible. It should also be noted that residents in Coastview subdivision being served by Ahikawa Street will be given an alternative access route in the future via a connector street through Kona Palisades subdivi- sion when the Matsumoto subdivision is opened to the public. _2 6. Comments from the Fire Department, County of Hawaii, by Nelson M. Tsuji, Fire Chief, dated June 24, 1996. The applicants are willing to abide by Fire Depart- ment regulations and policies regarding its requirements for fire control and access to the proposed lots. 7. Comments fro.*n the Department of Public Works, County of Hawaii by Galen M. Kuba, Chief, Engineering Division, dated July T6, 1996. The applicants are willing. to abide by all standards required by the DPW relative to the raodways and infrastructural improvements required for the pro- posed subdivision. The applicants. may elect to construct private roadways to the development which would be maintained by the owners. All connections to the Hawaii Belt Road will be worked out with the Department of Transportation (DOT). When these connection location points, design criteria and required improvements are worked out with DOT, the applicants will meet with DPW to coordinate and finalize all DPW concerns for the infrastructural improvements required by the County of Hawaii. To date, the following comments have been received by the applicants. The responses herein are current to September 13, T996. Should any other comments become available, the applicant is willing to respond to them. Please refer any questions or requests for additional information to: Robert J. Henriques Phone: (808) 329-4342 Gregg Kashiwa Phone: (808) 329-9724 Respectfully submitted, ~U~---- Gregg Kashiwa -3- PROJECT PLANNERS HAWAII 76-117 Kamehamalu Street Kailua-Kona, Hawaii 96740 (808)329-9724 FAX(808)326-2789 June 19, 1996 Mr. Mark Cutler Appraiser Real Property Tax Office Kailua-Kona Office 75-5737 Kuakini Highway Suite 102 Kailua-Kona, Hawaii 96740 Dear Mr. Cutler: I am writing in respose to your comment on Change of Zone Application (REZ 96-13) by Robert J. Henriques and Gregq R. Kashiwa on Tax Map Rey: 7-3-02:02, Third Division. I enclose herewith the receipt for payment on the $2,230.71 in delinquent R.P.T. mentioned in your comment of June 4, 1996. We are sorry for the delinquency. we understand that smaller parcels will have higher real property taxes when split. If there are any other matters that you have with the subject property, please contact me at (808) 329-9724. Thank you for your comments and I hope the payment settles current matters with your office. Sincerely, Gregg Rashiwa cc: Planning Dept. R. Henriques ~XH1~11` COUNTY OF HAWAII TAXPAYER'S COPY DEPARTMENT OF FINANCE WEDNESDAY JUNE 19, 1996 CURRENT REAL PROPERTY TAX BILL 1:31:04 PM ~D'JNT'r' DF tIAWAII _TAX MAP KEY HKB7 PROPERTY ADDRESS .AL F•F:DF'EkTY TA;; PLAT PAR HPR TEN 73-4259 HAWAII BELT RD 002 002 0000 001 KAILUA-KONA, HI 96740 06/19/96 2:~7PM OOOH0171 03D PENALTY AND INTEREST COMPUTED TO: JUNE 19, 1996 ~ pt,~ f.`M..4z0. i DUE TAX AMOUNT PENALTY INTEREST PAY PER TOT YEAR TOTAL ~?;'76 1 ~ ~7Fi1 dD171 DDD 96 1,949.92 194.99 85.80 2,230.71 2,230.71 =R7f• 3~~'aD.71 NT 1,949.92 194.99 85.80 2,230.71 2,230.71 r~ ~ A~ ~~~,.~0.71 $^c~30.71 CHECK IS YOUR RECEIPT. ~;~E 80.00 PAYABLE TO THE DIRECTOR OF FINANCE. TOTAL 2,230.71 ER S COPY OF SILL TO: REAL PROPERTY TAX DIVISION u~ Y11LAN1 ~•1•:HILO, HI 96720:PH (808)961-8282 ~DRESSEE: HENRIQUES,ROBERT J/BERNICE R ADDRESS: P.O. BOX 3127 KAILUA-KONA, HI 96745 rROjECT PLANNERS HAW.-,II 76-117 Kamehamalu' Street Kailua-Kona, Hawaii 96740 (808)329-9724 FAX(808)326-2789 June 19, 1996 Esther Ueda' Executive Officer Land Use Commission Department of Business, Economic Development & Tourism State of Hawaii P. O. Box 7359 Honolulu, Hawaii 96804-2359 Re: Chance of Zone Application (REZ 96-13) Robert J. Henriques & Gregg R. Kashiwa Kalaoa, North Kona, Hawaii Tax Map Key: 7-3-02:02, Third Division Dear Esther: Thank you for your comment letter of June 4, 1996, to the Planning Department, County of Hawaii, in regard to the subject rezoning application. I am writing to clarify your comments of paragraph "2)" of your letter regarding the discrepancy between the land areas reflected on the Tax Map and the new legal description prepared by Clyde Afatsunaga of Imata & Associates, Inc. included therein as Exhibit B. When the property was purchased at auction from the Courts, neither the Judge nor the Commissioner would certify to the exact land area of the property due the extreme age of the existing survey. The buyer was told to have the property resurveyed after the purchase. This was done and the new metes & bounds survey prepared by a registered surveyor before named is the true land area of the property. Please contact me with any other questions you may have regarding the application. My best to you and your staff. Long time no see. Sincerely, Gregg Kashiwa cc: Planning Dept. R. Henriques EXHIBIT 'F ' APPLICATION FOR CHANGE ZONE l~ " COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT: Robert J. Henri APPLICANT'S SIGNATURE ADDRESS: Robert Henri.aues Greag Kashiwa P. O. Box 3127 76-117 Kamehamalu Street Kailua-Kona, Hawaii ~ Ka;li,a-xt~na, Aawa;; 96745 96740 Phone: 329-4342 Phone: 329-9724 LIST APPLICANT'S INTEREST IF NOT OWNER Not Annl;cable LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS No ~,nl;c-ahla N.A. N.A. TELEPHONE-DUSINESS:_(808) 329-9724 RESIDENCE:JSORI 373-29R9 REQUEST: Aa 20 TO Ag 3 (Existing zoning) (Proposed zoning) TAX MAP KEY: 7-3-02:02, Third Division AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 15.25 arras LANDOWNER(S): Same as applicant. OWNER' (S) SIGNATORY ALTTIiORIZATION (I4ay be by letter) AGENT: [:rPgq xashiwa ADDRESS: Project Planners Hawa;; 76-117 Kamehamalu Street Kailua~Cona, Hawaii 96740 TELEPHONE-BUSINESS:,.j.8081 329-9724 RESIDENCE:fRORI 373-99R9 Please indicate to whom original correspondence and copies should b~ sent. ORIGINAL rya Kashiwa COPIES Robert Henriques 76-117 Kamehamalu St. P. O. Box 3127 Kailua-Kona, Hawaii Kailua-Kona, Hawaii 96740 96745 _ eo ~r~,,/ -,7 ATTACHMENT Agricultural Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? Answer: Yes, when all governmental approvals and permits are obtained, and when economic and business conditions allow for financing of infrastructural improvements required for the proposed subdivision. A. How many acres of the requested area do you intend to subdivide? Answer: The subject lot is approximately 15.25 acres in size. All 15.25 acres will be subdivided. B. Into what lot sizes? Answer: Applicants are seeking Ag 3 zoning which requires a minimum lot size of three (3) acres. 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 for preliminary approval? Answer: Barring any unforeseen governmental requirements, applicants feel that preliminary subdivision plans can be submitted to the Planning Department within six (6) months. D. Do you intend to build houses on the newly created lots? Answer: No -1- E. If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. Answer: Preliminary schematic subdivision plan is attached hereto. 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? Answer: Applicants presently intend to proceed forward with preliminary subdivision plans. Compliance with these intentions are based on many factors that are beyond the control of the applicants. These factors include obtaining all governmental approvals for subdivision and construction of infrastructural improvements. Business and economic conditions within the State of Hawaii determine availability of financing for the applicants and potential buyers. Applicants respectfully request approval of their request for change of zone that is flexible, and based on the understanding that should applicants intentions change, they will meet with the Planning Department and go over those changes. E. Other (please state) Answer: None. F. 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. Answer: Applicants have no parties interested in purchasing, subdividing, leasing or developing the subject property. 3. Do you think that your request and your further plans for the land will alleviate the local housing situation? Answer: The applicants have in the past marketed the subject parcel without success. The property was listed for over two years. Present economic conditions show a greater demand for smaller and more affordable agricultural -2- lots. A dwelling unit on each agricultural, three (3) acre lot is permissible. If approved, this subdivision will add four additional agricultural lots and four single family dwelling opportunities to the North Kona inventory. Today's market is demand driven, and the applicants are attempting to reconfigure the subject property so it may satisfy a part of that demand. 4. Are there any buildings on the subject area? Answer: No. The subject property is vacant and unimproved. 5. Is the subject land currently being used for any agricultural activity? Answer: No 6. Was your request to allow for the creation of smaller agricultural lots? Answer: Yes. If so, did your plan include the following considerations? A. Commodity to be produced? Answer: The area in which the subject property lies averages over 60 inches of rainfall per annum. It is at an ideal elevation (between 1,700 and 2,400 feet above sea level) for production of a great variety of commodities. The applicants have not selected a single or a specific group of commodity producers to target for marketing purposes. Should this be required in the future, applicants will have the appropriate studies made prior to selections. What kinds of commodity? Answer: As mentioned, the area lends itself to many potential users who have a limited land acquisition budget. Original plans called for using a portion of the property as a tree nursery and an area to acclimate plant materials brought in from East Hawaii prior to installation in West Hawaii. This concept is still viable for the right party. Natural rainfall in the area aids in County water conservation efforts. There are herb and spice farms in the area as well as truck farming. Coffee has been grown on the land in the past. -3- B. Suitability of the proposed lot-size for that commodity? Answer: All of the above mentioned commodities can be successfully grown on a three (3) acre lot. C. Sufficient farm size to allow reasonable chance of success in commercial agriculture? Answer: Success in commercial agriculture is based on many factors. Size and location are two factors that are attributable to the subject request and property. The applicants feel that three (3) acres is more than enough land to farm certain commodities successfully. Added to the lot size is its location which is very good for commercial agricultural usage. Applicants will rely on their marketing agents to find the right users for the proposed three (3) acre agricultural lots. D. Agricultural leases or other forms of assurance that potential buyers or leases would put the subject area into some form of agricultural use? Answer: The applicants do not intend to lease the land. They do intend to disclose to any potential buyer that the land is zoned for agricultural use, and that the buyers must abide by State and County regulations relating to the use and enjoyment of agricultural lands. This disclosure by the sellers in now required by State law. Please submit your agricultural plans for the subject area and present evidence of consideration of the above requirements together with your request for a change of zone. Answer: The applicants do not have specific agricultural plans for the subject area at this time. They intend to supply potential buyers with pertinent information relating to elevation, ambient temperatures, rainfall, soil conditions, neighborhood agricultural usage, shipping rates and terminals, suppliers of agricultural products, and other pertinent data. This information will be formatted in conjunction with and the assistance of the marketing agents for the subdivision. The applicants further understand the intent of the agricultural designations on land usage used as guide lines by the State and County governments. They will make every attempt to fully inform the potential buyers of these intentions. They do not however, desire rezoning -4- conditions that so severely restrict the use of the land that they restrict trade and the constitutional rights of the public. If you do not intend to subdivide the subject land for some sort of agricultural purpose, please state your other reasons. Answer: Not applicable. 7. To your knowledge, has there been any flooding and/or drainage problem on the subject area? Answer: The subject property does not lie within any known flood plain as shown on the FIRM prepared by F.E.M.A. No drainage problems are known to exist. An addendum to this application for change of zone is attached which includes an on site inspection. During that inspection, signs of erosion and flooding were part of the observation process. None were found. Roadway improvements will contain standard requirements to contain surface runoff. If so, please describe the problem. Answer: Not applicable. All construction plans will be reviewed and approved by the Department of Public Works in accordance with its standards for drainage. 8. Do you think that the roads leading to the subject area needs improvements? Answer: The applicants do not feel any improvement (s) to the existing roads are required. As part of the application process, a traffic impact analysis report was prepared to examine impact of the subject subdivision on the highway servicing the subject property, and additionally the intersection nearby. The property fronts the mauka side of the Hawaii Belt Road near the intersection with Ahikawa Street in North Kona, Hawaii. This report is included in the addendum attached hereto. Reference is made to the report which is apart thereof. If so, what kind? Answer: Please refer to addendum before mentioned. F -5- Is the road adequate for proposed traffic volume or load? Answer: Yes. 9. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Answer: None at this time. A. Schools: No. B. Roads: No. C. Sewer: Not at this time. Perhaps in the future. D. Drainage: No. E. Police Protection: No. F. Fire Protection: No. G. Recreational Facilities: No. H. Public Utilities: No. I. Other: None. For those checked "yes", please elaborate what type or kinds of improvements and/or assistance are needed? Answer: Not applicable. -6- 10. Applicants herein attach addendum(s) to this application as mentioned earlier herein. It contains additional information on traffic, archaeological and historic resources, flora and fauna and site observations. Reference is made to it. Signature ~ Date Robert J. Hen es P. O. Box 3127 Kailua-Kona, HI 96745 Phone (808) 329-4342 Signature Gregg R. Kashiwa 76-117 Kamehamalu Street Kailua-Kona, HI 96740 Phone (808) 329-9724 FAX (808) 326-2789 -7- ADDENDUM TO REQUEST FOR AGRICULTURAL REZONING Prepared For: Robert J. Henriques Bernice Henriques P. O. Box 3127 Kailua-Kona, Hawaii 96745 Prepared By: Gregg R. Kashiwa President Project Planners Hawaii 76-117 Kamehamalu Street Kailua-Kona, Hawaii 96740 Tax Map Key: Third Division: 7-3-2-2 Land Area: 15.25 Acres Contact Person: Gregg Kashiwa Project Planners Hawaii 76-117 Kamehamalu Street Kailua-Kona, Hawaii 96740 Phone (808)329-9724 FAX (808) 326-2789 Dated: February, 1996 -8- ADDENDUM TO REZONING APPLICATION TAX MAP KEY: 7-3-02:02, Third Division Robert Henriques/Gregg Kashiwa Dated: February 1996 I. Description of Property and Surrounding Neighborhood. The subject property is located in Kalaoa, North Kona, Hawaii on the mauka side of the Hawaii Belt Road near its intersection with Ahikawa Street. This area is approximately a mile North of the intersection of Ka'imi'nani Street and the Hawaii Belt Road. Ka'imi'nani Street is a connector street from the Hawaii Belt Road to Queen Kaahumanu Highway. It has a land area of approximately 15.25 acres, and is identified as Tax May Key: 7-3-02:02, Third Division. A Tax Map is attached hereto as Exhibit A. The property fronts the Hawaii Belt Road along its makai boundary for approximately 300 feet and goes mauka in a roughly rectangular shape for approximately 2,200 feet. A certified survey prepared by Imata & Associates, Inc. is included as Exhibit B. Elevations are approximately 1,700 feet at the the makai boundary up to 2,400 feet at the mauka boundary. There are no improvements on the property and it is not presently being used for any agricultural activity. The property was inspected and walked by Gregg Kashiwa, Project Planners Hawaii on February 14, 1996. The inspection began at the makai, South boundary corner and proceeded mauka along the entire Southern boundary. Then proceeding across the mauka boundary and down the Northern boundary back to the Hawaii Belt Road to complete the inspection. The following were observed. No historic sites or archaeological features were observed. The land showed signs of being cleared by a bulldozer in the past. A rubble rock wall in disrepair marks the North boundary of the property. A concrete driveway built on the abutting property along the South boundary of the property runs its entire length from the highway all the way to the top boundary. This driveway services a home recently built on lands mauka of the subject property. Air quality on the inspection date was poor with high concentrations of vog. At the upper limits of the property, mist was encountered which limited visibility. -9- Plant life was verdant especially in the upper areas. Noxious weeds inclusive of Fire Weed, Banana Poka vines and other exotics were prevalent along the South boundary. Also observed were ilima, yellow and white Ginger, castor bean, mamaki, lantana, Mexican elder, wedelia, ti, awapuhi (shampoo ginger), koa-haole, noni, morning glory, sensitive plant (sleeping weed), garden moss, hapu, ohelo berry, aloe, thimble berry and Koster's curse (a noxious weed). Trees included guava, plum, Monkey pod, Christmas berry, ulu, mountain apple, autograph and kou. No rare or endangered plants were seen. Wild life observed includes African snails, common garden snails, slugs, millipedes, house and horse flies, dragonflies, Monarch butterflies, yellow jacket wasps, honey bees, carpenter (black) bees, grasshoppers, a praying mantis, gnats, Japanese beetles, roaches, lady bugs, carpenter ants, common red and black ants, and termites. Mynah birds, turtle and lace neck doves, English sparrows, White Eyes, a wild peacock, turkeys, yellow finch, golden plovers, a ring neck pheasant, and green parrots were seen on the property or in flight over the property. The only animal seen was a feral cat of mixed breed. No rare or endangered insect, bird or animal life were observed. The inspection of the property took approximately four (4) hours. The subject property lies on the slopes of Mount Hualalai and is typical of properties on the mauka side of the Hawaii Belt Road. It slopes down to the Belt Road and lies within an area of good agricultural potential. There was evidence of previous coffee farming on the North side of the property. The neighborhood is rural in nature and consists of dwellings mixed in with agricultural activities which include coffee farms, some macadamia nut orchards, truck farming and pasture lands. The makai side of the Hawaii Belt Road down Ahikawa Street is a single family residential subdivision. The Makalei Country Club Golf Course is located about one mile North of the subject property. Traffic at the intersection of Ahikawa Street and the Hawaii Belt Road was monitored by Gregg Kashiwa of Project Planners Hawaii on February 14, 1996, to determine the morning and afternoon peak hours. A copy of the traffic count and analysis is attached hereto as Exhibit C. The Hawaii Belt Road is a two lane highway owned by the State of Hawaii. Ahikawa is a two lane feeder street. -10- r Both have two paved traffic lanes with graveled shoulders. There is no left turn lane on the Hawaii Belt Road onto Ahikawa Street. During the periods of the traffic counts which were taken from 05:30 to 09:30 in the morning and 15:00 to 19:00 in the evening, no accidents or near accidents were observed. All vehicles entering the intersection were counted and all turning movements noted. The morning count taken from 05:30 to 09:30 showed the peak hour to be from 06:30 to 07:30, in the morning. During this time 134 vehicles went through the intersection over a period of sixty (60) minutes. Of these vehicles, 34 of them either accessed or exited Ahikawa Street onto Hawaii Belt Road. Platooning of vehicles going North/South on Hawaii Belt Road was evident. During the morning count, four (4) joggers and one (1) bicyclist were observed. All were proceeding on the makai shoulder of the Hawaii Belt Road, either in a North or South direction. The speed limit on the Hawaii Belt Road is 45 M.P.H. and 25 M.P.H. on Ahikawa Street. All totaled 461 vehicles passed through the subject intersection during the four (4) hour morning count. Heaviest traffic occurred during the morning count. The afternoon count taken from 15:00 to 19:00 showed the peak hour to be from 16:30 to 17:30. During this time 110 vehicles went through the intersection over a period of sixty (60) minutes. Of those vehicles twelve (12) of them either accessed or exited Ahikawa Street onto the Hawaii Belt Road. Once again, platooning of North/South bound vehicles on the Hawaii Belt Road was evident. Three (3) joggers were observed during the afternoon count, once again on the makai shoulder of the Hawaii Belt Road. All totaled, 379 vehicles passed through the intersection during the afternoon count, which is eighty-two (82) less than the morning count. It also showed a sixty-six percent (66%) reduction in vehicles entering or leaving Ahikawa Street in comparison to the morning peak hour count. Observations of the subject intersection show that Ahikawa Street does not intersect the Hawaii Belt Road at a 90 degree angle. This is not an ideal situation and may cause difficulty in vision for cars turning right (South) onto the Hawaii Belt Road from Ahikawa Street. Although this is not an ideal situation, no dangerous turning movements were observed during the entire count. It may be assumed that residents using Ahikawa Street have mastered the visibility problems. -11- r National highway trip generation (MUTCD) studies show that agricultural/single family residential lots generate 1.5 trips per day to and from each improved lot. The applicants are proposing five agricultural lots should their application be approved. These five (5) lots would, when fully improved with agricultural dwellings generate 7.5 trips per day onto the Hawaii Belt Road. A full build out (5 single family dwellings) the proposed subdivision would add approximately 15 vehicles to the intersection over a twenty-four (24) hour period. This represents 1.7% of the present traffic total. This increase (1.7%) can be considered insignificant. Present zoning for the subject property is Ag 20. Applicants herein are requesting a change of zone to Ag 3. allowing three (3) acre agricultural lots. The area is an ideal agricultural location with opportunities to raise a multitude of agricultural products. Its present 15.25 acre size makes it unaffordable for most users. Three (3) acre lots would bring prices within reach of a greater number of agricultural users, and thereby increase opportunities for potential buyers. A preliminary marketing analysis has been prepared for the applicant, and it is attached hereto as Exhibit D. The requested zoning designation does not change the usage of the land, nor will it change the character of the neighborhood. It is consistent with the goals and policies of the General Plan which shows agricultural usage for the lands in the area. The requested zoning is permitted by the County of Hawaii within an agricultural area. The subject property does not lie within a flood plain as shown on the FIRM prepared by F. E.M.A. During the on site inspection no portion of the property showed signs of erosion or flooding. Any roadways built on the property should be swaled and dry welled so that water generated on site will be contained and not allowed to run off onto the highway. Percolation of surtace water is good. Should this rezoning request be granted, the applicants and Nansay Hawaii, Inc., owner of the small house lot bordering the Hawaii Belt Road have reached an agreement for the consolidation and resubdivision of the Nansay parcel. It presently is approximately 7,500 square feet in size, and was purchased for a future well site. It will be reconfigured into a 10,000+ square foot lot and moved South along the Hawaii Belt Road. This agreement is evidenced by the letter agreement attached hereto between Nansay Hawaii and the applicants marked as Exhibit E. -12- .a. II. Proposed Subdivision Attached as Exhibit F is a rough subdivision map prepared by imata & Associates for the prosed subdivision. There will be five lots together with roadway utility and landscape easements. The roadway access point to the Hawaii Belt Road will line up mauka of the existent Ahikawa Street. It will intersect at a 90 degree angle with sufficient sight distancing for safe merger of traffic. Proper drainage will be designed into the roadways with swales and dry wells. The roadways will be forty (40) feet wide with gravel shoulders and planting/landscape easements on both sides. The roadway will be private and maintained by the various lot owners. No County funds will be required in construction and maintenance of the road. Waste water disposal will be handled by septic system (s) in accordance with the rules and regulations of the Department of Health, State of Hawaii. Utilities are available at the makai boundary of the property along the Hawaii Belt Road and will be brought up the private roadway to service each lot. This application for change of zone is respectfully submitted based on the enclosed information. Should there be any questions or need for further information, please contact Gregg R. Kashiwa at Project Planners Hawaii, 76-117 Kamehamalu Street, Kaiiua-Kona, Hawaii 96740. Phone (808) 329-9724 and/or FAX (808) 326- 2789. Respectfully submf itted~, Gregg .Kashiwa, President Project Planners Hawaii -13- . . EXHIBIT "A" LOCATION MAP TAX MAP Tax Map Key: 7-3-02:02, Third Division North Kona, Hawaii -14- 'Statue!" KAOMA POINT .. s'`'" l••=•-• .N.,4....//FOIBS4 e'.'i r-s-,.. Mahukona Beach Parke . /• ..„. Reserve..O.. pot= lapakain State • Puu Hue•eifa•->, Kenn', 4 VALLEY.c , , Historical Par*1 • Flant5 ••••••/.R".^'°",,,.../ i tb' c P , LOCATION MAP • . \*.c:•4,--,a•,,, I es$. ,f i \In it 4 3 AMIE POW\•• • .4 _..1.•1-1." R.f.. I ,1, y . w.o. .Kukuha-e--l-e. */ / !.. w• . `t-.., •ca.,, ,- A1314414 •••/ i - F, lair 1-M'' !(8PUlena7-‘--Hak. 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I\ c, Y SADDLE RD \ ..' • - V,'"— R)UR WHEEL DRIVE Iskoht ••• \4M4L• WM Menelpia 8,:f- d• •••' • V..A ••:(!"•-„,-,..., >" Forest \Reserve VEHICLES ONLY KaPue K. Reserve M 0, .••.• ••••• <41 •Puu Waning • Ranch ‘...••••,.:,..;,4,1 / .---, ., i ...C. ' • ;• ) .,;."-•,, •"-/ r- \c-2,r.),/ .. ..., "Pahokuloa A' " , a .,..` i / "'Pus Akala s,,sh., ...VIIIV(Paill •1/4,..,.-4•2",_ '` 40.' Camp)Mauna Kea.1.Hate'./ ,... /7.---;---...__ _ 1 --- - 6 Mantis • PUB WAAWA4 11.3,867 47. 7. (.;0'), I - ; ..c...*A.,,,, ,-.. State Paukaa PAU1 14, Submannes .Hinkle ‘e•/-I I katillEr.4 4 • Ranch arra c..A. 1 .. . ...4.?,..e...*:.›, „.„.7(1.. -••7:....R.074860,1.......kra • ,Pthak:...... /t.,.,, „( •' Kilo RENTAL CARS N• Arnauuk,-L. ..., .04.- . PERMITTED ON 6.Wai / ' .r*• ;,1-.>, )._.-- _ _ / S„ r. SADDLE RD. R..; Hilo ,- '6 •Kathoa , ,e,• A •, " c• % Forest Reserve ., .., /Woke- 2 N'ItY/, . . • •4 .•c.?,••• -. mane ems• ••• , wariAMIMIA la%nohow sht‘ . •,/ Nan.Hat•Hanakoheu RIALAOLI . . . 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Static"( -- i; ' '...3r4t..:.,..r,• .....- \Forest KEBOWAHA P0017, .Kealakekua - . . . • --- View ) 4 - \- ,Lt4 1.•••• ...- ,4.•.Hapap. -1,4•17.h 1- •'--4•.e.''.\ <' . captiA cook ituAwial ,,„Captain Cook . . .,,,,,..• ..4._ 45", ,,-.., 4-a---- -, , ,.---,,,,,, Upper Okla •• .. ••• ....-.'77•7- \ '.. 'a!,,',.‘',•• i,L.,,•••:i' '.-jia ‘'.. - , 12 Kaasaa,aaa state lia:,.,..,•••Nillik6 thluau Hmau . State --..".. ...-,fi .k. •''.`' -''''-• .....•4,.... -••i''','''',`X'--4P-N„,--4,.•;.-7,-..i ‘ -ithoottal._ -, host Xnale•erun Bay . 11(MUMent •• Ci.„...• 7••.....,:'÷AleirV ,,' . pidcory,,a.: ,..4.44---,.r...C: . '. •-..LLiF•5' •-'stki'•.;-.,_\ 'L'i..i."510\filthethe PAU-WINO POINT a !--,-, DM/7.....7. ,- , „7..:, •,,._.'..-.•1;.•112 ,,-.•- •;„, ... ,"-'. kamatko I 1 8,n u\ ip St.Benedict's ...„_,„..7...„...... ,f-fasi." : . • ...4..„4:fr•. : .,, x,,,,, sz,.:..›,-v,••••• .,..1,.,•:„.,•,....,,r9ea, -••., Me ' . p4 Painted Church Honaunau. .'..• 1_ 47: .::::tir.:. 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A. \ ',,, 0,, Om* . - :.t.,...•1 * . - • , ' ': -- • *.. thkiaul .- 1 Maal"' Nauru eF.;:.)' ':-..':!;) •'' '-'f" Ne f4 t! ...• . •,,,. , •••. LL'"..•••••Kuee Ruins Midi Beach Park4 /4 /";...‘ '',..,!-',7•*.iti? l •a- sr 4• t IC4PA00 pair , - /....4L.,..-:...E.47.-4.7:11SEMEZ-1-1,V , .- •.±1. C r Molukka Bey ' . ! HAN4•441.0 POW' d ,'riSouth'''Kone- \-4'1'A -.. ,, 4.G. 4 4.44400311 4 LAVA ' *•• 14 . ‘'l -..- „7:1-'' 0,, '''''P i R Rome-- , •:.- \ +4.4 4 • '-,. i•' •" R47 Wirieee I e Bey • ' I • .-_.5 V„, ••-!.:.•'. Okoe Bev.Haw ..• - ,Maxis/ Forest , i / -40 /'A• .1 PAIAM PONT k lOWO POPO? , ,, . ._ ,. Padt/ '--..! o....--P"' I Ill -:,-( Hist\ .1'7 Punaluu Mack Sand / ,-.-',-;',1 1 , - , 1 . , • .1,.z„.„. , A \ "-A /I 4,„ / ilkomyyty•,/:::4 'i 1 - . i\ \ e/pro pow • '- 1 ..._Pi%ge" ' '" '''',..:•- < ' i 1 Ka A•'-r.c:4 s... i . ... ..- 1 , • • KAMorPOINT\\\ .c4. ? 1 4\‘'"WhIttinglOn„ '‘, / p.420 4•11•0 A i/.., 1,..._-,1/ Beach ho ,How . 4 71*Ir44... n'..a,...`'•''iftt4';-'•> 1 . , -,„',/ c„,-.t I .....%)(t...4,,uvA <_,•1/,,,". 4 H0PP.P.8.1, ,_ , . , : ,).:: f,co.ps...t, cab,hri:,:::.::i::.,jz . __......o4t .: • r ini ''t 1 r''...-4••' " rip 1. 2 •• i / .4..;.,,f//1;.•,' ro--", / Naatahu ramorverr . CI egibluku ,4,, 411,9"* — er" aIMPono• '1/4 .. I 1.?.i •a•N I Heieu •Wa4kapoo e 84Y '-'. ;'.. .441X*1)•!?Volcano ' Puhue as---TVIO PelroglYPIV 1.-..., N.,..',, : \ i-;' ' ,••••'' ' -' `--.-.':''''."%'• 1 :.:;,,' 44 t•••••.' Z.:, ItAtoUPAD POINT Cr ,, . ,,. oblanffl' inryora,,..;%.,.. ,i;,,t:•••, Lon Fr .01. , 0, ..,- ,zajsii7,:kvii ! ' '-- 1 - - O- -ti iwahniov• WAD POINT , ,, '",4 4,414';., ••••• ...•,r...;,'••;.:-:." 4,* Q e.y.lyt..,,,•-fv...c., 4 t. • - r , . • MAE • i r4V/ 4. : r4'..11*4;S:' isounrpown ; / At -. ,?!.."-.t. . L w ~ ~ ~ V ~ 4 a Q 1 ~ ` N ~ ~ 0 0 L1 U ~ nMu;~ z p Z < Q-~~7 rN ~ C S O ~ ~ „ C " ~1 ~ v~ rn PL AT 01 ~ ~ I ~ ~ , ~ el I I~ w A ~ , 1 = M i~~ ~j M Si 4 ~a~e ~ fv' V e i~ + o ~1I I ~ , a NI ~ 3 _ RI ~ Nb ~ ~ ~ C I~ ~ ~ ~ a x~ ~ ~ Yi F.. I ~ , ~ ~ h w i~ i + i ~ . i Q o a ~ f - ~ ~ ~ o ~ ~ ~ ~ ~o ~ ~ ~ ~ ~ , ~ i~ , Y, , e ' i ,,T,~, . l ~ , V ~ i~ ~ F~ i~ Ut t t tl{ a ; ~ ~ ~i u p ~ e~ ~ ^ Frr~~~ +1~ } 2q , a f , Y I~ t~ ~ ~~.4~ tk , , 6~ n 1 ~ f 1 , ' ; i ~ ~~'~~~:~4 ~ off` ~ ~ ~ ,q ~•~,1~ 1~, ~ ~i ' ~ ~ IIIMlIM ~ ~ N ~ 3o O roxrrrwrw ' i of N!. F fOfl1 fAF ~ ROAD NAWAl1 6ElF , p ~ A T Y wf/ I 1 ~ h O y ' f0 Y7.I MLA 7 /1 tilt i ~ L ~ "S~7 ~ gg o ~ d3 ~ Ice NA NIGNCANOf' C [ Q ~v sac. A~ esi Z a. . i i~ ~ k 1 Y i o' 0 9fO ~ 9g1~o 00 Z ~m m~ 0 sNN 0. n m ~ ~N 0 TRUE ~ NoRTH 0 ~ ~ n ~ W n ;v ~ a ~ ~~A, o ~ ~ o ` "~\as p ~ ~ t 1 `o ass \s 1 m~ o ~ ® ~ m ~ ,6`~, .moo m o ~ p ~ ~ ~ ~ ~ \ H-' ~ ~ ~ 6~ p ~ c o ~ ~9^~ a ~ ~ ~ as ~ t o~ ~ a~ ~ v1A~~ ` b``~\ a,~p ~D~ ~ i ate' w ~ ~ a a ~ \ 5~ °6 ~ v m SOP' s ~ ~ P ~ ~P,` g' d ~ m ~ ° u ~ ~NLARGE:ME a ~ 3CALCa _ 1 IN. = 6o I J a \ N ~ x t ~ \ i ~ ~ \ VI \ ~ / / pJ~ / Np~ i / W W N a Y T Q PRCpARC~ t3Y IMATA AND ASSOC~A ~-s~ KAF10l_ANI 9TI~~ET' ~ a EXHIBIT "B" METES AND BOUNDS SURVEY -15- LANI? SYTUATED Ax KALAOA 9RD, NORTH KONA+ rBLAND OF HAWAII;'~gAWAI2•. ' BEING $012TION OF GRAIZ'P 1605 TO KUPONO. ~ ' Beginning at .a pips at the southwest corner of this parcel oP land', being also the northwest earner of Grant 991 to Salimanauha and on the easterly side of Hawaii Belt Road, F.A.P. No. F. 10 (5~, the ecordinates o.'t sa3.d~point•of beginning referred to Government Survey Triangulation Station ~~MOANUTAHEA", being 6,069.27 teat South 8nd 8,373.01 feet PPest, thence running by azimuths measured clockwise Prom true South: 1. 156!, 06~ r x3.81 f®9t slang Hawaii Helt Read, F:A.P. No. ,.~i;• . F 10 (S) to a pipe in concrete: • ~ xhenaa along the remainder aP Grant 16D5 to Ktiipono Pox the next Six• (6) courses, the direct azimuths and distances being: 2. 261. 14~ 5:3.95 feet to a pipe in ooncrete; 3. 148. 13+ 8.90 feet to a pipe in cancratet 4. 161. 03+ 71.30 Feet to a pipe in oonoretes ~R. 1 5. 71' 03~ A.90 feet;. 6. 16~,. 031 ;4x.50 ,:feet to a 'spike in conaratat : , r; • .r., ,~s.~;.iie'~°,:. fin:.... 7. 67 • 27 + ~ ' 63 qo Pest to a ,pipe in aahozetet << t;~: ~ r.a~,• ~ l~s ~ ,~a ~ i:,. • ' DEBCRI~'t'ION ; 1~„~ l at' 3 ; c 0 8. 156' 06' 33.85 Peat along Hawaii Bnit Road, P.A.P. Na. F 10 (5) to a pipet 9. Thence along same on a curve to the right with a radius oP z,5o6.a1 Eeat, the chord azimuth and distarice being: . 157' 36' 131.22 Peet to a pipe; 10. Thence along Hawaii Belt Road, F.A.P. Ko. F 10 (5) on a curve to the right with a radius of ' 1,869.86 feet, the choxd azimuth and distance being: 159• 10' 59" 5.42 feet tp a pipet 11. 257. 00' 1,380.02 Peet along the remainder of Qrant 1605 to Kupano to a pipet 12. 272. 00' 918.74 fast along th4 ranrairidsr oP Grant 160B to Ruporio to a pipe; 13. 342' 35' 20" 260.00 Peet along Grant 1764 to P..Nahulanui (T.ot 1) to a pipe in conarsta; 14. 86' 45' 280.50 feet along Grant 491 to Kaliiaariauna (Lot i) to a pipe in concrete; 25. 89° 56' 40" 816.76 fae+t slang Grant 991 to P. iCnlimanauna (Lot i) to a pipe in cancretet 16. 77. 28' 657.92 feat along Grant 991 to P. Kalimariauna Y• /i (Lots 1 and 3) to a pipo in conarsta; DESCRIPTION 2oP3 b 17. 75. 29' 345.89 lest along Grant 991 to P. Kalimanauna (Lot 3) to a pipe in concreta~ 18. 78. 55' 15" 362.81 lest along Grant 99~. to P. Italimanauria (Lot 3) to the point of beginning and containing an area of 15.253 Acres. Tax Map Key: 3rd Div. 7-3-oa: 02 . ~ 3'~ Cly e YC. Matsunaq ~p~ ucevs~A Y,iaerised Profession Lend surveyor Certificate No. x328 V IJ~ND 91JRVEYOR * No ~8 ~h y'~k'A11, EXHIBIT "C" TRAFFIC IMPACT ANALYSIS REPORT Intersection of Hawaii Belt Road and Ahikawa Street North Kona, Hawaii -16- PROJECT PLANNERS HAWAII 76-117 Kamehamalu Street Kailas-Rona, Hawaii 96740 February 15, 1996 Mr. Robert J. Henriques P. O. Box 3127 Kailua-Koan, Hawaii 96745 RE: Traffic Impact Analysis Report Intersection of Hawaii Belt Road And Ahikawa Street Dear Bob: A traffic Impact analysis was made at the intersection of the Hawaii Belt Road and Ahikawa Street. The traffic count and analysis was made to determine the impact on the intersection of a five (5) lot subdivision proposed mauka of the intersection on lands identfied as Tax Map Key: 7-3-02:02, Third Division. A count was made on the morning of February 14, 1996, from 5:30 AM to 9:30 AM, and 3:00 PM to 7:00 PM in the afternoon. Enclosed are the count logs and the map of the intersection used in determining turning movements and through traffic. All vehicles were counted and their turning movements identified. Some of this information will be used in the application for change of zone to be filed later. Please contact me with any questions at 329-9724. Sincerely, Gregg Kashiwa President -17- I. Basic Information This traffic impact analysis report was made to measure the impact of potential traffic created at peak hour (s) by the creation of a five lot subdivision directly mauka of the intersection of the Hawaii Belt Road and Ahikawa Street, located and being in North Kona, Hawaii. The location of the proposed subdivision is Tax Map Key: 7-3-02:02, Third Division. A map of the intersection is attached hereto. It shows the turning movements that were monitored and layout of the intersection. The Hawaii Belt Road is owned by the State of Hawaii. The intersection lies almost directly mauka on the old road above Keahole Airport. Ahikawa Street at subject intersection does not connect with the Hawaii Belt Road at a 90 degree angle. The junction is made at approximately a 70 degree angle. On February 14, 1996, the intersection was monitored by Gregg Kashiwa of Project Planners Hawaii from 5:30 AM to 9:30 AM in the morning and from 3:00 PM TO 7:00 PM in the afternoon. All vehicles were counted, but not classified since structural information was not requested. The traffic count logs for the morning and afternoon counts are attached hereto. Hand held, mechanical counters were used. The intersection is "T" shaped with six (6) possible movements through it. They are: Through Traffic (Please refer to map) 1. Hawaii Belt Road, South bound (A-D) 2. Hawaii Belt Road, North bound (E-F) Turning Movements 3. H.B.R. to Ahikawa, South to West (A-B) 4. H.B.R. to Ahikawa, North to West (E-B) 5. Ahikawa to H.B.R., East to South (C-D) 6. Ahikawa to H.B.R., East to North (C-F) -18- a North m x a ro F E Hawaii Belt Road A ~ D B C s~ 0 s~ w Intersection ~ and the HawaiifBeitkawa Street .-~i Kona, Hawaii, Road, North a ro x o R' F ro x ro Project Planners Hawaii 76-117 Kamehamalu Street Kailua-Kona, Hawaii Dated: February 14, 1996 TRAFFIC COUNT LOG Intersection of Hawaii Belt Road and Ahikawa Street February 14, 1996 Gregg Kashiwa Project Planners Hawaii Time: A-D A-B C-D C-F E-F E-B Total 0530-0545 5 - 2 - 6 - 13 0546-0600 5 - 2 - $ - 16 0601-0615 q 3 I q - 2,2 0616-0630 12 I 5 ] fl - 30 • 0631-0645 - ~ I I'7 - 34 0646-0700 It - g - 16 - 35 0701-on5 ]p - g l f3 - 32 . 0716-0730 ~ Z 7 f ! 4 - 33 0731-0745 y 3 - ~ - i I - 3t~ 0746-080o t 2 - S - t~ - 33 osol-o81s 7 - 5 f I ~ - Zg 0816-0830 I ~ - (a - ] 3) 0831-0845 ~ 3 - ~ I I~ - 0846-0900 ~ 3 - 3 ~ ~ ~ 2~ 0901-0915 6 2 ~ ~ f t z i 33 0916-0930 g - ~ - 16 I 3~ TOTALS: ~6~ 4- ~ ` ~ ZOO ~-C Morning Count: By: ~ - Hawaii Helt Road: 45 M.P.H. Ahikawa Street: 25 M:P.H. w TRAFFIC COUNT LOG Intersection of Hawaii Belt Road and Ahikawa Street February 14, 1996 Gregg Kashiwa Project Planners Hawaii Time: A-D A-B C-D C-F E-F E-B Total 1500-1515 Cj ~ ) r I 2Z 1516-1530 l l - 1 ! ) Z - 25 1531-1545 ~ - - Ct - ) 5 1546-1600 ~ O - 1 - 15 - 2~ 1601-1615 ~ 2 - ( ~ )t~ - 2~ 1616-1630 f I - (p Z 23 a 1631-1645 - ~ j ~ ~ 2~, 1646-1700 I rJ I ~ - ) ~ ) 32 1701-1715 t0 ~ I - ~ 3 ZL}. 1716-1730 ) Z - - IL`.. 2 2~ 1731-1745 '7 - ' - ~ 0 ) j 1746-1800 ~ I - ) 27 lsol-1s15 ~ 1 I - 1 0 1 19 1816-1830 ~ ) f I ~ ~ 3 25 1831-1845 S ) ~ - 12 2 ZJ 1846-1900 (o d~ - - q 3 ~~p TOTALS : (~O (J ~ Zj I ? ~J ~7 l Afternoon Count: By: ~ ~ Hawaii Belt Road: 45 M.P.H. Ahikawa Street: 25 M.P.H. r Both streets are paved with two (2) lanes of traffic with gravel shoulders. Both the early morning and late afternoon counts were done in mist and light rain. The entire day was hazy with vog from the volcano. There were periods when the intersection was "slick and wet". The morning count began at 5:30 AM and ended at 9:30 AM. During this four hour period, the following was observed and determined: 1. 461 vehicles passed through the intersection in four (4) hours. Their turning movements are noted on the count log. 2. The peak hour during the morning count occurred from 6:30 AM to 7:30 AM. A. 134 vehicles passed through the intersection in sixty (60) minutes. B. 34 vehicles accessed or exited Ahikawa Street onto the Hawaii Belt Road during peak hour. C. Platooning of through traffic was evident on the Hawaii Belt Road. 3. During the four (4) hour morning count, the following occurred: A. Through traffic on the Hawaii Belt Road totaled 363 vehicles (160 South bound and 203 North bound). B. 98 vehicles either accessed or exited Ahikawa Street. The greatest number of the Ahikawa vehicles (81 total) came up to the intersection in an outbound direction and turned right onto the H.B.R. in a Southerly direction towards Kailua-Kona. This turning movement is the safest. C. No accidents or near accidents were observed. D. Four (4) joggers and one (1) bicyclist were observed; all being on the makai shoulder of H.B.R. E. Morning peak hour traffic was 21.6% heavier than the afternoon peak hour. F. 21.2% of the traffic at the intersection was either inbound or outbound from Ahikawa during the morning peak hour. -19- f Y The afternoon count began at 3:00 PM and ended at 7:00 PM. During this four hour period, the following was observed and determined: 1. 379 vehicles passed through the intersection in four (4) hours. Their turning movements are noted on the count log. 2. The peak hour during the afternoon count occurred from 4:30 PM to 5:30 PM. A. 110 vehicles passed through the intersection in sixty (60) minutes. B. 12 vehicles accessed or exited Ahikawa Street onto the Hawaii Belt Road during peak hour. C. Platooning of through traffic was evident on the Hawaii Belt Road. 3. During the four (4) hour afternoon count, the following occurred: A. Through traffic on the Hawaii Belt Road totaled 336 vehicles (150 South bound and 186 North bound). B. 43 vehicles either accessed or exited Ahikawa Street. There were 28 inbound vehicles and 15 outbound vehicles. C. No accidents or near accidents were observed. D. Three (3) joggers were observed; all being on the makai shoulder of the Hawaii Belt Road. E. 88% of the afternoon traffic was through bound on the Hawaii Belt Road. F. Only 12% of the afternoon traffic accessed or exited Ahikawa Street. 10% of the traffic at peak hour accessed or exited Ahikawa Street. Traffic was counted for a total of eight (8) hours at the subject intersection. The following was observed and determined: 1. 840 vehicles passed through the intersection in eight (8) hours. 2. Of the 840 vehicles that passed through the intersection in eight (8) hours 699 of these vehicles, or 83.2% of the traffic passed through on the Hawaii Belt Road. -20- 3. Of the 840 vehicles that passed through the intersection in eight (8) hours 141 of them accessed or exited Ahikawa Street representing 16.8% of the total. 4. All joggers and cyclists were observed using the makai shoulder of the Hawaii Belt Road. 5. Even in wet conditions, the intersection functioned safely. In spite of "off" angles of the intersection, all turning movements onto and off of the Hawaii Belt Road were accomplished without incident. In looking at the impact on traffic at the subject intersection, housing densities must be considered. National trip generation statistics (MUTCD) uses a 1.5 trip generation factor for each residential unit nation wide. The proposed rezoning and subdivision will create five (5) lots on which five (5) dwelling units can legally be constructed. The proposed five units will generate a total of 7.5 trips per day to the existing traffic at the subject intersection when fully built out. This equates to 7.5 vehicles accessing the Hawaii Belt Road sometime each day and 7.5 vehicles turning off the same onto the subdivision roadway located on the mauka side of the highway sometime during the same day. The total traffic added to the intersection is fifteen (15) vehicles. The increase is 1.7% to the total traffic count. This increase is insignificant. It can be safely said that the proposed rezoning and subdivision which will create five lots will have no adverse impact on traffic at the intersection of the Hawaii Belt Road and Ahikawa Streets. One-fifth of this projected traffic (3 cars per day) is presently allowed by the existing zoning assuming that one (1) dwelling unit can be built on the lot today. The net increase in traffic therefore is 12 cars per day. This is 1.4% of the total. The subdivision roadway should access the Hawaii Belt Road at a 90 degree angle and should provide for adequate sight distances both North and South on the same. Should any additional information be needed or any questions arise from this Traffic Impact Analysis Report, please feel free to contact me at 329-9724 in Kona or by FAX at 326-2789. Thank you. Respectfully submitted, Gregg Kashiwa, President PROJECT PLANNERS HAWAII -21- l EXHIBIT "D" MARKETING ANALYSIS -22- I r ~ S ~ REAL ESTATE OPPORTUNITES February 29, 1996 Mr. Robert Henriques P. O. Box 431 Kailua-Kona, HI 96745 RE: MARKET ANALYSIS TMK# 3-7-3-02:02 15.25 ACRES-ZONED AG 20 REZONING REQUEST TO AG 3 Dear Bob: This letter is in response to your request for a Market Analysis on the above referenced property. I understand you are requesting rezoning of the 15.25 acres to; five (5) lots zoned Ag 3 (minimum three acre lots). This zoning provides for agricultural use. It applies to areas of good to marginal agricultural and grazing usage. The permitted uses are one single family dwelling per building site; allowing all forms of agriculture and home occupations. The following pages will address the market for this type of property with referencing the past market, two years ago to present. Sin erely, . I~aXJllr-rv Geo gia C away Realtor, GRI -26- 73-4354 Mamalahoa Hwy., Suite #206, Kailua-Kona, Hawaii 96740 ® MAIL: P.O. Box 413, Kailua-Kona, Hawaii 96745 aea~rca (808)325-6526 Fax:(808)325-6631 MARKETING ANALYSIS This marketing analysis has been prepared upon the request of Gregg Kashiwa, Project Planners Hawaii, 76-117 Kamehamalu Street Kailua-Kona, HI 96740 in relation to an application for change of zone for Tax Map Key: Third Division 7-3-02:02. A copy of the request is attached and reference is made to it. GENERAL INFORMATION Agriculturally zoned lands in North Kona are subject to State and County regulations and range in size from one to many hundreds of acres. North Kona is defined on the Tax Maps as Zone (7) seven; Sections (1) one through (9) nine. The land varies in climate and natural agricultural opportunities. Generally these lands occur in the 700 to 3000 foot elevation point, on the slopes of Mount Hualalai. These areas generally afford adequate natural rainfall for commercial agricultural opportunities. Within the agricultural belt in North Kona there is a diversity of climes. Values of lots, defined by size in part reflect this. Location and accessibility are also important factors in value. Infrastructural factors such as paved roads, water, electricity, phone service, cable TV and proximity to schools and shopping also influence value. MARKET AREA The subject property, should rezoning be approved, will be subdivided into five, (5), three (3) acre parcels. Access to the Mamalahoa Highway (Hawaii Belt Road) is excellent. All lots will have public water, electricity, telephone and cable N services. The lots meet all requirements for infrastructural needs. The location is good to excellent. The Hawaii Belt Road at the makai boundary of the property is at the 1,700+/- foot elevation. The elevation at the upper boundary of the property is approximately 2,400 feet, which is ideal for agricultural use in North Kona. The elevation of this property and the soil condition lend its self to fruit and tree crops. This would include but is not necessarily limited to, citrus, avocados, and macadamia nuts. The area is also in the "coffee belt" and Kona coffee is a definite crop. There are also nurseries, herb and spice farms and flower growers proximate to the site. Ideal uses for the subject lots would include all of the above as well as orchard usage such as banana, papaya, lychee and mango farms. -27- n A three (3) acre lot is the most affordable and realistic commercial agricultural opportunity in North Kona and will provide the largest spectrum of potential agricultural buyers for your property. More specific agricultural marketing programs and budgets can be discussed when the lots are marketable. The location of the subject property places it within the specific market area defined by Makalei Country Club to the North, Palani Junction to the South and all lands mauka of Mamalahoa Highway to the West (makai). This includes subdivisions such as Kaloko Mauka, Kaloko Hali'a, Makalei Plantations and Ooma Estates. These are all minimum three (3) acre parcels. A tax map of this market area is attached as Exhibit 1-A. This area is defined as Zone Seven (7), Sections Two (2) and Three (3) on the tax maps attached. Attached and included with this analysis are information sheets obtained from the Kona Board of Realtors, Multiple Listing Service. For purposes of location and relevant elevation the comparable area to subject property will include Sections Two (2) and Three (3). Information presented shows three to five acre lots currently listed for sale, those under contract and contingency sales, as well as closed sales for the last two years. There are currently 12 lots in the three (3) to five (5) acre range on the market, within the defined market area. Of these 12 lots, six (6) have been listed provisionally by a family trust, which may retain four lots, once any two are sold. This reflects a net inventory of eight (8) lots. The price range is $160,000 to $299,000 averaging $227,000. This inventory is considered to be "low" for the North Kona area. Although there are several potential three (3) acre subdivisions that have been approved within the subject market area, they have yet to be built and therefore can not be included in factual market data. The important unknown of these potential subdivisions are their lot prices. Sales data shows six (6) sales within the market area during the past two (2) years. Sales range from $188,000 to $275,000 and average $228,835. Recent "pre-sale" activity of the Makalei Plantation located below the Hawaii Belt Road sold out the entire project of eighty-one (81) three (3) acre parcels, ranging in price from $164,900 to$189,000. According to a representative of Nansay Hawaii, they have no current active plans to build-out the infrastructural improvements in the near future. The Nansay Hawaii (Makelei Plantations) potential inventory remains indefinite in status. -28- POTENTIAUSUGGESTED LOT PRICES In view of the limited inventory in the area, and assuming that marketing can commence with in the next six months, the suggested lot prices are as follows: I. First lot fronting Hawaii Belt Road $180,000 2. Second lot in from Hawaii Belt Road $180,000 3. Middle lot $190,000 4. Second lot from the top of property $200,000 5. Upper lot -top of g_roperty 200 000 Total Gross Sales $960,000 These suggested lot prices are subject to review at the time of market. Included in the sales material should be all pertinent information regarding the zoning usage and restrictions, if any for the lots as required in HRS 508-15 and any other laws, rules and regulations that are applicable. This analysis is not meant to be an appraisal nor is it meant to be used as a final pricing for the proposed lots. It reflects the current market conditions and should be used only as a preliminary indicator for full marketing activities. The listing and sale data enclosed are products of others and the authenticity of said data is deemed to be reliable, although is not guaranteed by the undersigned. Respectfully submitted/,1 ~ ~ ~ . ~:~uJ Georg Cal ay Realtor, GRI Phyllis Sellens & Co. Real Estate Opportunities -29- \HAMAKUA O/ST _ \O`~j•~_ ~ ZO NF 4 ~ J o~~E y P R.'Ff,~t~ ~ ?Y ,a / ~ ~ + I / P r`~ _ . _ 1~1~ J•• ` v ..M' ~ ~ , ?•~Y,^ Z ~ ~ - cf. ~ PuupM~r rL~f~ ~ ~?,r 8 J • , ~ ,,1 ',1. } ~ ~ ,s' P i r A Q • P d , ~4T'^MO P.< /y ~ t- ~ P t ~ 'a,n~ -ti, i y' ,;s%• gip, MARKET AREA ~r 'i .rl 7-2 and 7-3 r' ~ spy a`~,\ r e.r ..1 ~ J, , J ~ ~t 1 K/Awe e~y - „f~.wy .,s-ne~i..i r~~w .r - w~ ll~d 3 . Y = S~,S. J xor. ' p ~ _ ~ d 3~ Vp fy7y 1C Mile ~`~.rj `r ~J~-~r/ J I/I ~~I`~~ ~ ~ Jl X'I ' ~rLUA L. ~ J NORTN KONA. NA wA// tl 9 ~ - ~ ~ < s 7~ ~y~ ,,,f,/ ` Q~. ~ / i ' + ~ wr ti l r d ~Q~ r+~ v' ~ y O { ~ L'~ 44 V ~ t~ 1~ ? ~ ~ n t ~ t\ t s ~ r R Iy L q L p O ~ k : i ~ ~ ~ ~ ~ ~ r e ~ #R i ro k~2 l~ ~t ° or v~r r > ns w i I ` ~ .tir i i +11 ' N L$l~' : is ~5 ~ r ~ ~ u,ij~ ~r I~~~ ~ ~ 1 ~ r C, 7~~~ ~ N 1, . i Jy_ t' b E 8 • l ' i••~';'~ fin:' ~ "ti~Ll\~\ 1 US r s t < v .ter ~•fy ~ ~(^'syY~ ' l • 1 7/a_~,;~ e' i ~ ' ~ 4 .f:~'~~.. ~ R M Li~1'~;. 1~ , v ® ~ ` T' a I. !Y . „ , . y ~ ' w i • Sj~~/ 'Y, ~ L»~r ~ i• f Y ~ < ~ Y ` r~~y,n' ~ t ap 4~ I l ~ t : ! i3 k - c t e l:n_~ti' - ' l0 11 if a /IU ry~y 1" - I « ~ Jyi J I ~ %F~a i . ~ MGM' ..a f1 ~ ~ ~ 666 ~ ~ :I 3 : ' ~ ~ # = i a` c s- v i I ~ t ~ r i.• + ...d ~.i~ ~ ~ ~ w•,r w ~ ~ r \i•1 A ,I. 1m I0 _ 4 .....:i 1 a Y ~ tF CEO i` o ~ 4 1 ( _ I ~ O~ ~ i t ~ ~ _ t A o j ~ ~ f a ~ t j . ~ ~ ~ ~ fir' r r r~ a ~ ~ ~ ' ~ ~ ? / / _ / ~ttn U ~ O ~ r = ~ ~ ~ O -'F7.i r t ( a ~ ~ l ~ + i ~ ~ ~ h ~ ~ .t o r ~ r i / \ Z w i Y j• ° 1 L ~ ~ _ ~ r ~ ~ ~ ~ : f ~ , ~ e ° v , ?(?1; ~ • ~ 1 O Z ' i ° ~ jk Z2 C C 2 t ` ~ ~ k t J e ~ i i ----gym • REQUESTED FEATURES FORM T4'PE = LND STATUS ~ A dR C OR U OR S RREA = 72 OR 73 PRICE = FRdM @ TO 999999999 LAND TENURE = FS LAND AREA : FRdM 3. @@ TO 5.@0 SOLD DATE : FROM @1-3an-94 TD 29-Feb-95 <S)earch, f[4)odify: CR)et+ieae input, CF)ile ps•ospeet or 'ESC' ? Print: <A)bbreviated: fE)usto:a, C}{)tra> f5)+samary ? :nfariaat ion based on M1_S data onla~r- 5eas-ding A A,~UG - roY' ~A~~ Copi}right 5-MAR-19% 15: H4> HA1dAI I ISLANDiK[ltiA B.O.R. - . MLS#-~ T: S:TMK TNR:~ LAND AREA: ID= 73543 LM A 373 25 5 FS 160: @@@ 3-~ACRF~ ON HAO ST. 3.00 49~ 7@393 Lh! A 373 24 58 FS I85> @@@ KALO(CO M6iUUKA-3 ACRES 3.8@ 4@4 6448'9 LH A 373 24 88 FS 280>@08- KF~OKO MAUKA 3. i0 40~ 65967 LN A 373 24 89 F5 280,000- ICALOKO MAUKA 3.89 4i8~ 69124 LN A 373 24 92 F5 210>@00 KALOKO MAUKA 3-~ 69751 LN A 373 24 82 FS 245,8@0 8 PAR. SUBDIV 3.23 41` 69756 LN R 373 24 83 FS 245,@@0 8 PAR SIiBDIV 3.00 41` 69760 Ll~i R 373 24 84 FS 245:900 $ PAR SUBDIV 3. @@ 41` 69765 LN A 373 24 85 FS 245,909 8 PAR SLtB[)IV 3.89 41` 69767 LhF A 373 24 35 FS 245,9 8 PAR SUBDIV 3. @B 41` 72133 LN A 373 24 86 FS 245>000 8 PAR 3A Si1B--CAN CpR 3.~ 41° 67227 LH A 373 8111 FS 299>@90 HILLTOP WLTH VIEWS 3.39 4@~ 118 analysed in 8 seeondCs) PRICE DATA FOR i2 LISTINGS LAWFST HIOHES-f AVERAC~ MEDIAN MODE VOLUME .ST 168>@06 299>@8F~ ~7>8@6 245,88@ 245,066 2>724>@@( Searching U - - - - - - - - - - (~1,VLdQv' CetiL'C"YGL~~ . 6 analyzed in 3 secondCs7 HO LISTINGCS? FOUND Searching S ~0~~ 66306 LN S 373 25 22 FS 210:900 KALDKD MAUKAi1iAD STREET 3.00 40+ SOLD DATA-0ATE:22-Nov-95 SOLD SZ$8:08@ TERMS: DOl't:245 BY: 4132 /40177 56206 LN S 373 24 4 FS 210,000 KALOKO 3.80 40~ SOLD DATA-DATE:IS-Dec-94 SOLD S20B.00B TERMS:CASE! DOM:298 BY:4048 x'40047 69030 LN S 373 24 81 FS 259090 SDLD BP.ICALOKO 3.23 41: SOLD DATA-DATE:05-f~Eag-9~ SOLD 5225..800 TERI~F~S:CirV DUF4:8 BY:4035 X40109 71728 LN S 373 8 32 FS 245 080 LOWER KALOKD DRIVE 4.91 49t SOLD DATA-DATE: I5-t~tov-95 SEILD 5235.000 TEi2!'IS: CN1f DOMt: 7 BM: 4066 ~408~ '790 LN S 373 11 56 FS 259:9~ KALROAiLAHOA HWY. 3_04 4z SOLD DRTA-DATE: 02 3tar94 SOLD 1250.900 TE12MS:CASFf DDM:3 BY: 4172 140258 58704 W S 373 8 2 FS 325.080 KOHANAIKi 3.28 41; SOLD DATA-DATE:92~'tar-95 SOLE #275.009 TERiMS:PP'{M DDM:-T,13 BY:4176 X49122 163 analyzed in 7 seeondCs7 PRICE DATA FOR 6 LISTINGS A1tERAGE DOM = 146 LOWEST HIGHEST RVERAGE MEDIAN MODE VOLUI"!E LIST 210.900 325:909 245 333 247.590 No Mode 1~490~0@I SOLD 188.099 275.099 22$x833 230:999 Ho Mode 1~373.09i PRICE DIFFERENTIAL SOLrD,TO LISP PRICES _92.pp~2'x. SOLD TO OtR-fGZNAL PRICE 99.9:0 Searching C _ _ _ . u~d.~ C~.~.c.T U,J c,`~ ~n.~ ~Q.ll.(',,1~ S analyzed in 4 second{s) J NO LISCINGCS? FOUND End of analysis Honolulu Star Bulletin ' March 5, 1996 ' - ti B' ~ r rt• ~ ....r. _ . . - - - Workers at two GM brake plants went on strike ~ ~ , . : after failing to resolve ~ ',a~;~;•it ; - ' a contract dispute. C-4 ~:ea.. : _ _ . - - .a MARCH .5 r. 1996 . T U E 9 D A By~ S~ N O, 0 N..rc~ ~a1 x-3 a e ~c~c tri! t~ . Y....,~ r~ ~St t o : fields mimed ~1n ~9 ' ~a,;r -ti 'A~~~(~~*yyC..~~re ~•Alr' c:. n.; .r. aL ~'lnduction of host diversified crops was liigher, while meat of Agrfcnltare,,,,_sesessed showed a prodnctioa incr s and lass le numbers fell the state sa wac the seta for 1s~5 kc^~ percent ~ r p ~ , . PP r Ys nazy. Complete das~':'t>ps~i Milk Auction rose . won't be available:~mtiteommer . - . Macadamia nut' farmers brought as many of our' tmaioT:. Baauaf ¦ 't'aro production was i _ BYJEBRYTUNE ~ h1 ;gg.4 million is -1995, up 9 sm'veYs to`coBect',~9:i iuforma•' "Bon pounds, np 7 percea 3tarBulktin percent from. 1884, making it one tioa will be `ongoWg thii aprhtg:'~~ farm value ht if 'Hawaii's farming community a4 the best pprtormers in diversi- We should Have: igore'ca~mpiete a record =3.1 million; up recorded some succ~ ht its fled agricultttre,:according to the J~ ~ on aB segments by, mid- :;~~t from 1994. ~ ; drive to diversity its crops last state's etatlatica. ' y. r ¦ Banana production year. while the state's two -top 'R'he industry is relatively sfa- So faz, the state: tigurea~ovv~ t tiecauae of w er dl4t:` ou x ~ agriculturalproducts-pcgar and ble," said Dave Rietow, president thaC r~+s early is 1985 for the main pineaPPle-twntinuedtodecllne. of the• Hawaii' Macadamia Nut ¦ Sugaz csae;i~oductioa fell~`eductlon azea ~ Ute Big Preliminary statistics for 1985, Anociation.'fhespotprice(what 20 percent as the=~ptlaseout a1~ :However,, sughtly better compiled by the state Department ~ negotiated between the grower plantations continuedLeCy_ear. ,ja.,helped offset this. drop. of Agriculture,showedthatdiver- and the processor) is between 70 ¦ Pineapple: a piodnetioa '.tvafue was at #g million, di sifted agriculture yields, for the cents and 80 cents a pound. 17tis .dropped 8 percent;:' BuT 8ighee "`"¢ercent from 1994. mast part, were up last year, with price Provides a decent profit for' prices for fresh piriEdpQfB Selped`'-¦ Ginger root productii farmers who produce toacadamia tits grower and the processor. u the farm value-.t)asmcdep Qaid .'down S percent Farm vab auto, coffee, vegetables, tam and it gets below 70 cents, it is too to producers -'niCh`~87:4-riff-„~~ million, down 9 percet mNt showing incr'easea: hard oa the grower. and if it gets an iacrease'o~ Ng 5 million'ar~y ¦ ~ttte marketing was However. sugar cane, pineap- over >m cents it squeezes the pro- a percent from lti9t4 r ~ -~s,~the. name as 1894, at 82,000 pie. bananas and ginger root pro- cessoa Coffee: orod~,t:tloa' ~e 2f Most of this cattle is seat duMlon were all down last yeaz Production of macadamia nuts .aerceai and the rarm vatae was ^jaste to feedlots where the compared with 1884, was up 3 percent due to existing E14.3 mm n '19 erceattm ~te fattened. ' , - 17te big winner wen macadamia trees gaining maturity- 1984 and more th/y,~ou ¦ Egg Production -was nut production, which hit a record Donald Marcia, state agricul- Lwas in 1983.' - r. r...; 6y 8'percent through the t for 'he second year is a row. total statistician at the Depart- ¦ Vegetables and' melons months of last yeaz. Note: Large increase in coffee production. EXHIBIT "E" LETTER FROM NANSAY -23- e Robert Henriques P.O. Box 3127 Kailua Kona,Hawaii.96745 Phone: (808)329-4342 Fax: (808)329-2078 April 16,1996 Mr.Philip Ho 841 Bishop Street,Ste.1000 Honolulu,Hawaii.96813 Re: Relocation of Nansay hawaii,Inc. Parcel Kalaoa,North Kona,Hawaii Dear Mr.Ho, Based on past conversations between yourself, Greg Kashiwa, and Keith Kato, the following are agreed to following the rezoning of property (TMK 7-3-2:1 & 2): 1) In return for consolidating and resubdividing the Nansay Hawaii,Inc.lot (TMK:7-3-2:1), consisting of approximately 7,001 square feet, into a lot of no less than 10,000 square feet Nansay agrees to the relocation of the lot into the corner of the parcel as shown on the attached plan. The final configuration will be approved by both Robert Henriques and Nansay Hawaii,Inc. prior to filing for subdivision approval. 2) All survey and related costs will be paid by Robert Henriques. 3) The new Nansay lot will be approximately 100 feet by 100 feet in size. 4) Should Nansay wish to have the consolidation and resubdivision completed at any time prior to the consolidation/resubdivision by Robert Henriques it may file such a request with the County. Robert Henriques will consent to Nansay~s action subject to approval of all maps and descriptions submitted by Nansay Hawaii,Inc. and approved by Robert Henriques and will execute the necessary application forms and other documents to complete the consolidation/resubdivision. Should Nansay wish to proceed in this manner 't will b rrespons ble or I~ y. all survey and related costs. vww~v~t./ SN.~ ~rrov~ yhq,~ni~' VC. WwttAtovu~.~~0 Sincerely, w~}'Pi Ag eed: p~~ y~~~ o erg Henr q~{ie~ P i ip o President Nansay Haw ii EXHIBIT "F" PROPOSED SUBDIVISION MAP AND SITE PLAN Due to size, map on file in Clerk's Office -24